T4 flat in Praceta Mar de Timor, Encosta da Marina, Portimão
T4 flat in Praceta Mar de Timor, Encosta da Marina, Portimão — image 2T4 flat in Praceta Mar de Timor, Encosta da Marina, Portimão — image 3T4 flat in Praceta Mar de Timor, Encosta da Marina, Portimão — image 4T4 flat in Praceta Mar de Timor, Encosta da Marina, Portimão — image 5
Grade Aapartmentluxury

T4 flat in Praceta Mar de Timor, Encosta da Marina, Portimão

Portimão · Western Algarve ·

€995,000

Asking Price (EUR)

8.4%

True Net Yield (Owner, all-in)

5.8%

True Net Yield (Managed, all-in)

12.9%

True Gross Yield

62%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €146,630/yr
Average Daily Rate: €643
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 8.5 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 80.2 / 100
Comparable Properties: 3
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€1.1M

+14.2% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€57,650
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

14.7%

True gross yield (all-in)

12.9%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 4
Bathrooms: 2
Building: 133 m²
Style: modern
Condition: excellent
Year Built: 2002
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

floor-to-ceiling windowsdesigner pendant lightingintegrated fireplacemodern open-plan living

Score Breakdown

ROI
24.96
Visual Appeal
15
Ownership Security
13
Location
9.36
Land & Space
4.66
Rental Demand
6.25
Payback Speed
4
STR Suitability
3

Description

3+1-Bedroom Apartment with Stunning Views & Jacuzi | Marina of Portimão Just a few minutes' walk from the beach and the prestigious Marina de Portimão, this fully renovated 133 m² apartment combines prime location with modern elegance and comfort. Completed in 2023, the refurbishment showcases top-quality finishes and

Location

📍 37.1246°N, 8.5369°W

· Portimão, Algarve, Portugal

View on Palm Properties Portugal →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T4 flat in Praceta Mar de Timor, Encosta da Marina, Portimão

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
133 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 10.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$245K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.0%
$9,042/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.0 yr
Rental only

Property details

Year built: 2002
Energy: E
Condition: excellent

Description

3+1-Bedroom Apartment with Stunning Views & Jacuzi | Marina of Portimão Just a few minutes' walk from the beach and the prestigious Marina de Portimão, this fully renovated 133 m² apartment combines prime location with modern elegance and comfort. Completed in 2023, the refurbishment showcases top-quality finishes and

Income Breakdown

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Nightly Rate (ADR)
$931/night
50% ($428)Brixfox estimate($931/night)200% ($1713)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$108,507
Airbnb data$931/night · 62% occupancy
Rental income
$931/night · 62% occ.
$212,308
Running costs (20%)
Utilities, cleaning, maintenance
-$42,462
Income tax (10%)
Indonesian rental income tax
-$59,446
Property tax
Annual property tax
-$1,893
Net income
10.0% ROI
$108,507

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,081,522
IMT (transfer tax, investment schedule)$64,891
Imposto de Selo (stamp duty)$8,652
Notary & registration$1,359
Legal / due diligence$16,223
Total acquisition costs$91,125
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$1,235,310

Gross yield (asking)

19.6%

True gross yield (all-in)

17.2%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$9.2M$6.9M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
Capital appreciation
Property value growing at +4%/yr based on Portimão market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$530K
Total Position
$1.7M
+75%
11.8%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$1.1M
Total Position
$2.6M
+163%
10.2%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$2.7M
Total Position
$4.9M
+389%
8.3%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$4.7M
Total Position
$8.0M
+702%
7.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.0% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$856 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.0% — outperforms most villas in this market
Premium nightly rate of $856 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
9.2%
$8,263/mo
52% occ.
11.4%
$10,245/mo
62% occ.
13.6%
$12,227/mo
current
72% occ.
15.8%
$14,209/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.