T2 flat, Rotunda Salgueiro Maia, Vila Rosa, Portimão
T2 flat, Rotunda Salgueiro Maia, Vila Rosa, Portimão — image 2T2 flat, Rotunda Salgueiro Maia, Vila Rosa, Portimão — image 3T2 flat, Rotunda Salgueiro Maia, Vila Rosa, Portimão — image 4T2 flat, Rotunda Salgueiro Maia, Vila Rosa, Portimão — image 5
Grade Bapartmentmid-range

T2 flat, Rotunda Salgueiro Maia, Vila Rosa, Portimão

Portimão · Western Algarve ·

€438,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

39%

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: €29,468/yr
Average Daily Rate: €205
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 33.0 years
5-yr Capital Value: €507,762
10-yr Capital Value: €588,635
Brixfox Score: 60.5 / 100
Comparable Properties: 89
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€503,479

+14.9% over asking

Asking price€438,000
IMT — Property transfer tax (investment schedule)€22,870
IS — Stamp duty (0.8%)€3,504
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,570
Total acquisition costs€34,194
Renovation (est. €55/m² × 117 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,435
(€3,510–€9,360)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€503,479

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.9%

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: 2
Bathrooms: 2
Building: 117 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

spacious balconywooden outdoor dining setpotted cacti

Score Breakdown

ROI
11.61
Visual Appeal
12.2
Ownership Security
13
Location
9.36
Land & Space
4.34
Rental Demand
3.95
Payback Speed
2
STR Suitability
4

Description

We present this magnificent T2 apartment located in the prestigious Praia da Rocha area, just a 5-minute walk from the beach, in a noble, quiet, and highly valued area. Located on the 4th and top floor of a modern building with 2 elevators, this property is ideal for own housing, a holiday home, or an investment. With

Location

📍 37.1262°N, 8.5400°W

· Portimão, Algarve, Portugal

View on Global Services For You →Also on Idealista.pt
T2 flat, Rotunda Salgueiro Maia, Vila Rosa, Portimão
Idealista.pt
Source verified

T2 flat, Rotunda Salgueiro Maia, Vila Rosa, Portimão

Portimão · Western Algarve · Freehold · Ref BF-4338
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
117 m²
True net yield
3.0%
≈ $2,477/mo net after costs & tax
Brixfox Score 61 · B

Property details

Energy: B
Condition: good

Description

We present this magnificent T2 apartment located in the prestigious Praia da Rocha area, just a 5-minute walk from the beach, in a noble, quiet, and highly valued area. Located on the 4th and top floor of a modern building with 2 elevators, this property is ideal for own housing, a holiday home, or an investment. With

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)
$294/night
50% ($135)Brixfox estimate($294/night)200% ($541)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$20,409
Airbnb data$294/night · 39% occupancy
Rental income
$294/night · 39% occ.
$39,248
Running costs (20%)
Utilities, cleaning, maintenance
-$7,850
Income tax (10%)
Indonesian rental income tax
-$10,989
Property tax
Annual property tax
-$0
Net income
4.3% ROI
$20,409

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

3.0%

on all-in cost of $532,327

Scenario
Pre-tax
After-tax
Owner-managed
5.6%
4.9%
Fully-managed
3.7%
3.0%
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

7.4%

Annual Revenue

$39,248

Income Tax / yr

$3,434

Payback

33 yrs

True All-In Cost
Asking price$476,087
IMT — transfer tax (non-resident 7.5%)$35,707
Stamp duty (0.8%)$3,809
Notary + registry$2,174
Legal$5,855
Furnishing + STR launch$8,696
All-in cost$532,327

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.7M$2.0M$1.3M$665K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $438K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$533K
+22%
Rental Income
+$100K
Total Position
$633K
+44%
7.6%/yr
Year 10
Capital Value
$648K
+48%
Rental Income
+$215K
Total Position
$864K
+97%
7.0%/yr
Year 20
Capital Value
$960K
+119%
Rental Income
+$505K
Total Position
$1.5M
+234%
6.2%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$893K
Total Position
$2.3M
+428%
5.7%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$271 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

Premium nightly rate of $271 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.7%
$1,879/mo
40% occ.
6.3%
$2,506/mo
current
39% occ.
6.2%
$2,473/mo
current
49% occ.
7.8%
$3,099/mo

Inquire — direct to the agent

Your message goes straight to the listing agent. No middleman, no markup.

Your inquiry will be sent directly to the listing agent.

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
$476,087
3.0%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.