T3 flat in Rua das Oliveiras, Portimão
T3 flat in Rua das Oliveiras, Portimão — image 2T3 flat in Rua das Oliveiras, Portimão — image 3T3 flat in Rua das Oliveiras, Portimão — image 4T3 flat in Rua das Oliveiras, Portimão — image 5
Grade B+apartmentmid-range

T3 flat in Rua das Oliveiras, Portimão

Portimão · Western Algarve ·

€345,000

Asking Price (EUR)

9.5%

True Net Yield (Owner, all-in)

6.7%

True Net Yield (Managed, all-in)

11.5%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €46,017/yr
Average Daily Rate: €280
Payback Period: 14.0 years
5-yr Capital Value: €399,950
10-yr Capital Value: €463,651
Brixfox Score: 74.8 / 100
Comparable Properties: 15
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€399,815

+15.9% over asking

Asking price€345,000
IMT — Property transfer tax (investment schedule)€15,430
IS — Stamp duty (0.8%)€2,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,175
Total acquisition costs€24,615
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€399,815

Gross yield (asking price)

13.3%

True gross yield (all-in)

11.5%

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: 3
Bathrooms: 2
Building: 122 m²
Style: modern
Condition: excellent
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

marble-effect-backsplashintegrated-appliances

Score Breakdown

ROI
23.3
Visual Appeal
11.2
Ownership Security
13
Location
9.36
Land & Space
4.44
Rental Demand
4.51
Payback Speed
5
STR Suitability
4

Description

- T3 apartment, with a total area of 121.5m2, and fully renovated, combines modernity, comfort, and plenty of natural light, due to its excellent sun exposure, near Portimão beach, on the fourth floor, set in a building in excellent condition and with two elevators. - Two solar fronts and unobstructed views. - All roo

Location

📍 37.1302°N, 8.5376°W

· Portimão, Algarve, Portugal

View on Idealista.pt
T3 flat in Rua das Oliveiras, Portimão
Idealista.pt
Source verified

T3 flat in Rua das Oliveiras, Portimão

Portimão · Western Algarve · Freehold · Ref BF-4235
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
122 m²
True net yield
7.2%
≈ $4,209/mo net after costs & tax
Brixfox Score 75 · B+

Property details

Energy: C
Condition: excellent

Description

- T3 apartment, with a total area of 121.5m2, and fully renovated, combines modernity, comfort, and plenty of natural light, due to its excellent sun exposure, near Portimão beach, on the fourth floor, set in a building in excellent condition and with two elevators. - Two solar fronts and unobstructed views. - All roo

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$403/night
50% ($185)Brixfox estimate($403/night)200% ($741)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$31,874
Airbnb data$403/night · 45% occupancy
Rental income
$403/night · 45% occ.
$61,297
Running costs (20%)
Utilities, cleaning, maintenance
-$12,259
Income tax (10%)
Indonesian rental income tax
-$17,163
Property tax
Annual property tax
-$0
Net income
8.5% ROI
$31,874

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

7.2%

on all-in cost of $421,608

Scenario
Pre-tax
After-tax
Owner-managed
12.0%
10.7%
Fully-managed
8.4%
7.2%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

14.5%

Annual Revenue

$61,297

Income Tax / yr

$5,363

Payback

14 yrs

True All-In Cost
Asking price$375,000
IMT — transfer tax (non-resident 7.5%)$28,125
Stamp duty (0.8%)$3,000
Notary + registry$2,174
Legal$4,613
Furnishing + STR launch$8,696
All-in cost$421,608

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.9M$2.2M$1.4M$723K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $345K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$420K
+22%
Rental Income
+$156K
Total Position
$575K
+67%
10.8%/yr
Year 10
Capital Value
$511K
+48%
Rental Income
+$336K
Total Position
$847K
+145%
9.4%/yr
Year 20
Capital Value
$756K
+119%
Rental Income
+$788K
Total Position
$1.5M
+348%
7.8%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.4M
Total Position
$2.5M
+629%
6.8%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.5% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$370 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

High rental yield at 8.5% — outperforms most villas in this market
Premium nightly rate of $370 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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

30% occ.
8.2%
$2,572/mo
40% occ.
11.0%
$3,429/mo
45% occ.
12.4%
$3,862/mo
current
55% occ.
15.1%
$4,719/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$375,000
7.2%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.