T2 flat in Rua de Angola, Portimão
T2 flat in Rua de Angola, Portimão — image 2T2 flat in Rua de Angola, Portimão — image 3T2 flat in Rua de Angola, Portimão — image 4T2 flat in Rua de Angola, Portimão — image 5
Grade B+apartmentbudget

T2 flat in Rua de Angola, Portimão

Portimão · Western Algarve ·

€265,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €27,894/yr
Average Daily Rate: €169
Payback Period: 11.6 years
5-yr Capital Value: €348,206
10-yr Capital Value: €423,646
Brixfox Score: 69 / 100
Comparable Properties: 86
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€388,742

+46.7% over asking

Asking price€265,000
IMT — Property transfer tax (investment schedule)€9,547
IS — Stamp duty (0.8%)€2,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,975
Total acquisition costs€16,892
Renovation (est. €900/m² × 100 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€90,000
(€70,000–€110,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€388,742

Gross yield (asking price)

10.5%

True gross yield (all-in)

7.2%

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: 2
Bathrooms: 1
Building: 100 m²
Style: dated
Condition: needs-renovation
Year Built: 1989
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
21.09
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4
Rental Demand
4.51
Payback Speed
4
STR Suitability
3

Description

We present this excellent 2-bedroom apartment, located in one of the most sought-after areas of Portimão - Quinta do Amparo, known for its peaceful atmosphere and proximity to all essential amenities. The property comprises: Welcoming entrance hall, offering a well-organized layout to the rest of the apartment. Spa

Location

📍 37.1299°N, 8.5421°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T2 flat in Rua de Angola, Portimão

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

Grade B+ investment — short-term rental yields 7.3% net return annually.

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The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$65K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$1,752/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
13.7 yr
Rental only

Property details

Year built: 1989
Energy: C
Condition: needs-renovation

Description

We present this excellent 2-bedroom apartment, located in one of the most sought-after areas of Portimão - Quinta do Amparo, known for its peaceful atmosphere and proximity to all essential amenities. The property comprises: Welcoming entrance hall, offering a well-organized layout to the rest of the apartment. Spa

Income Breakdown

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Nightly Rate (ADR)
$252/night
50% ($116)Brixfox estimate($252/night)200% ($463)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$21,021
Airbnb data$252/night · 45% occupancy
Rental income
$252/night · 45% occ.
$41,395
Running costs (20%)
Utilities, cleaning, maintenance
-$8,279
Income tax (10%)
Indonesian rental income tax
-$11,590
Property tax
Annual property tax
-$504
Net income
7.3% ROI
$21,021

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$288,043
IMT (transfer tax, investment schedule)$10,377
Imposto de Selo (stamp duty)$2,304
Notary & registration$1,359
Legal / due diligence$4,321
Total acquisition costs$18,361
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$97,826
($76,087–$119,565)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$422,546

Gross yield (asking)

14.4%

True gross yield (all-in)

9.8%

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.

$2.0M$1.5M$1.0M$512K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $265K
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 12: 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
$322K
+22%
Rental Income
+$103K
Total Position
$425K
+60%
9.9%/yr
Year 10
Capital Value
$392K
+48%
Rental Income
+$222K
Total Position
$614K
+132%
8.8%/yr
Year 20
Capital Value
$581K
+119%
Rental Income
+$520K
Total Position
$1.1M
+315%
7.4%/yr
Year 30
Capital Value
$860K
+224%
Rental Income
+$920K
Total Position
$1.8M
+572%
6.6%/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
7.3% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$231 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $231 — 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.
6.5%
$1,565/mo
40% occ.
8.7%
$2,100/mo
45% occ.
9.9%
$2,373/mo
current
55% occ.
12.1%
$2,908/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.