T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão
T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 2T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 3T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 4T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 5
Grade B+apartmentmid-range

T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€245,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.7%

True Gross Yield

53%

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: €24,559/yr
Average Daily Rate: €127
Payback Period: 12.4 years
5-yr Capital Value: €321,926
10-yr Capital Value: €391,673
Brixfox Score: 65.9 / 100
Comparable Properties: 85
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€282,337

+15.2% over asking

Asking price€245,000
IMT — Property transfer tax (investment schedule)€8,147
IS — Stamp duty (0.8%)€1,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,675
Total acquisition costs€15,032
Renovation (est. €55/m² × 51 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,805
(€1,530–€4,080)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€282,337

Gross yield (asking price)

10.0%

True gross yield (all-in)

8.7%

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: 1
Bathrooms: 1
Building: 51 m²
Style: contemporary
Condition: good
Year Built: 1994
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

beachfront_locationopen_plan_kitchen_living

Score Breakdown

ROI
20.15
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.02
Rental Demand
5.28
Payback Speed
3
STR Suitability
3

Description

Welcome to this attractive and fully furnished one bedroom apartment in sought after Portimão, perfect for both holiday living and investment. Here you will live within easy walking distance of the famous and popular Praia da Rocha beach, known for its golden sand, crystal clear waters and lively selection of restauran

Location

📍 37.1200°N, 8.5446°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
51 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.8% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$60K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$1,503/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.8 yr
Rental only

Property details

Year built: 1994
Energy: D
Condition: good

Description

Welcome to this attractive and fully furnished one bedroom apartment in sought after Portimão, perfect for both holiday living and investment. Here you will live within easy walking distance of the famous and popular Praia da Rocha beach, known for its golden sand, crystal clear waters and lively selection of restauran

Income Breakdown

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Nightly Rate (ADR)
$185/night
50% ($85)Brixfox estimate($185/night)200% ($340)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$18,032
Airbnb data$185/night · 53% occupancy
Rental income
$185/night · 53% occ.
$35,573
Running costs (20%)
Utilities, cleaning, maintenance
-$7,115
Income tax (10%)
Indonesian rental income tax
-$9,960
Property tax
Annual property tax
-$466
Net income
6.8% ROI
$18,032

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$266,304
IMT (transfer tax, investment schedule)$8,855
Imposto de Selo (stamp duty)$2,130
Notary & registration$1,359
Legal / due diligence$3,995
Total acquisition costs$16,339
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,049
($1,663–$4,435)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$306,888

Gross yield (asking)

13.4%

True gross yield (all-in)

11.6%

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.

$1.8M$1.4M$911K$455K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $245K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$298K
+22%
Rental Income
+$88K
Total Position
$386K
+58%
9.5%/yr
Year 10
Capital Value
$363K
+48%
Rental Income
+$190K
Total Position
$553K
+126%
8.5%/yr
Year 20
Capital Value
$537K
+119%
Rental Income
+$446K
Total Position
$983K
+301%
7.2%/yr
Year 30
Capital Value
$795K
+224%
Rental Income
+$789K
Total Position
$1.6M
+546%
6.4%/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
Good
6.8% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$170 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
5.6%
$1,251/mo
43% occ.
7.4%
$1,643/mo
53% occ.
9.2%
$2,036/mo
current
63% occ.
10.9%
$2,429/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.