T1 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão
T1 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão — image 2T1 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão — image 3T1 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão — image 4T1 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão — image 5
Grade Bapartmentmid-range

T1 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€390,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

43%

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: €24,178/yr
Average Daily Rate: €155
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 38.8 years
5-yr Capital Value: €452,117
10-yr Capital Value: €524,127
Brixfox Score: 57.7 / 100
Comparable Properties: 92
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€438,750

+12.5% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation€0 — move-in ready
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)€438,750

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.5%

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: 1
Bathrooms: 1
Building: 41 m²
Style: contemporary
Condition: excellent
Year Built: 1977
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean view balconymodern glass dining tabledecorative wall-mounted TV

Score Breakdown

ROI
10.03
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
2.82
Rental Demand
4.27
Payback Speed
1
STR Suitability
4

Description

Luxury T1 Apartment - Belo Horizonte Building - Sea View First Line Praia da Rocha. Unique. The Luxury Apartment offers the ideal balance between comfort, modernity, and a privileged location by the sea. Located in a beachfront building, this T1 apartment is perfect for those seeking a seaside retreat, a holiday resid

Location

📍 37.1180°N, 8.5327°W

· Portimão, Algarve, Portugal

View on Hugo Miguel Ferreira Belo →Also on Idealista.pt
T1 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão
Idealista.pt
Source verified

T1 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão

Portimão · Western Algarve · Freehold · Ref BF-4393
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
41 m²
True net yield
2.6%
≈ $1,974/mo net after costs & tax
Brixfox Score 58 · B

Property details

Year built: 1977
Energy: C
Condition: excellent

Description

Luxury T1 Apartment - Belo Horizonte Building - Sea View First Line Praia da Rocha. Unique. The Luxury Apartment offers the ideal balance between comfort, modernity, and a privileged location by the sea. Located in a beachfront building, this T1 apartment is perfect for those seeking a seaside retreat, a holiday resid

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)
$223/night
50% ($103)Brixfox estimate($223/night)200% ($411)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$16,747
Airbnb data$223/night · 43% occupancy
Rental income
$223/night · 43% occ.
$32,207
Running costs (20%)
Utilities, cleaning, maintenance
-$6,441
Income tax (10%)
Indonesian rental income tax
-$9,018
Property tax
Annual property tax
-$0
Net income
4.0% ROI
$16,747

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

2.6%

on all-in cost of $475,182

Scenario
Pre-tax
After-tax
Owner-managed
5.0%
4.4%
Fully-managed
3.2%
2.6%
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

6.8%

Annual Revenue

$32,207

Income Tax / yr

$2,818

Payback

39 yrs

True All-In Cost
Asking price$423,913
IMT — transfer tax (non-resident 7.5%)$31,793
Stamp duty (0.8%)$3,391
Notary + registry$2,174
Legal$5,214
Furnishing + STR launch$8,696
All-in cost$475,182

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.3M$1.7M$1.1M$574K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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 20: 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
$474K
+22%
Rental Income
+$82K
Total Position
$556K
+43%
7.4%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$177K
Total Position
$754K
+93%
6.8%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$414K
Total Position
$1.3M
+225%
6.1%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$733K
Total Position
$2.0M
+412%
5.6%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$205 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

Premium nightly rate of $205 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% 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.
4.0%
$1,426/mo
40% occ.
5.4%
$1,901/mo
43% occ.
5.7%
$2,029/mo
current
53% occ.
7.1%
$2,504/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
$423,913
2.6%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.