T1 flat in Três Castelos, Portimão
T1 flat in Três Castelos, Portimão — image 2T1 flat in Três Castelos, Portimão — image 3T1 flat in Três Castelos, Portimão — image 4T1 flat in Três Castelos, Portimão — image 5
Grade Bapartmentmid-range

T1 flat in Três Castelos, Portimão

Portimão · Western Algarve ·

€315,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

46%

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: €27,004/yr
Average Daily Rate: €161
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 25.5 years
5-yr Capital Value: €365,171
10-yr Capital Value: €423,334
Brixfox Score: 62.9 / 100
Comparable Properties: 95
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€360,057

+14.3% over asking

Asking price€315,000
IMT — Property transfer tax (investment schedule)€13,047
IS — Stamp duty (0.8%)€2,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,725
Total acquisition costs€21,542
Renovation (est. €55/m² × 73 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,015
(€2,190–€5,840)
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)€360,057

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.5%

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: 73 m²
Style: contemporary
Condition: good
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with sea viewhanging plant decor

Score Breakdown

ROI
14.72
Visual Appeal
11.8
Ownership Security
13
Location
9.36
Land & Space
3.46
Rental Demand
4.58
Payback Speed
2
STR Suitability
4

Description

1-Bedroom Apartment with Parking in Praia da Rocha – Portimão We present this 1-bedroom apartment located in the prestigious area of Praia da Rocha, Portimão, set within a well-known building offering excellent communal facilities. Ideal both for permanent residence, holiday home or investment. Situated on the 10th f

Location

📍 37.1199°N, 8.5495°W

· Portimão, Algarve, Portugal

View on Bluenest Realestate →Also on Idealista.pt
T1 flat in Três Castelos, Portimão
Idealista.pt
Source verified

T1 flat in Três Castelos, Portimão

Portimão · Western Algarve · Freehold · Ref BF-4428
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
73 m²
True net yield
3.9%
≈ $2,308/mo net after costs & tax
Brixfox Score 63 · B

Property details

Energy: E
Condition: good

Description

1-Bedroom Apartment with Parking in Praia da Rocha – Portimão We present this 1-bedroom apartment located in the prestigious area of Praia da Rocha, Portimão, set within a well-known building offering excellent communal facilities. Ideal both for permanent residence, holiday home or investment. Situated on the 10th f

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)
$232/night
50% ($107)Brixfox estimate($232/night)200% ($427)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$18,704
Airbnb data$232/night · 46% occupancy
Rental income
$232/night · 46% occ.
$35,970
Running costs (20%)
Utilities, cleaning, maintenance
-$7,194
Income tax (10%)
Indonesian rental income tax
-$10,071
Property tax
Annual property tax
-$0
Net income
5.5% ROI
$18,704

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

Exact location

Net Yield · Fully-Managed · After Tax

3.9%

on all-in cost of $385,891

Scenario
Pre-tax
After-tax
Owner-managed
7.2%
6.4%
Fully-managed
4.7%
3.9%
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

9.3%

Annual Revenue

$35,970

Income Tax / yr

$3,148

Payback

26 yrs

True All-In Cost
Asking price$342,391
IMT — transfer tax (non-resident 7.5%)$25,679
Stamp duty (0.8%)$2,739
Notary + registry$2,174
Legal$4,212
Furnishing + STR launch$8,696
All-in cost$385,891

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.1M$1.6M$1.1M$529K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $315K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$383K
+22%
Rental Income
+$91K
Total Position
$475K
+51%
8.5%/yr
Year 10
Capital Value
$466K
+48%
Rental Income
+$197K
Total Position
$664K
+111%
7.7%/yr
Year 20
Capital Value
$690K
+119%
Rental Income
+$462K
Total Position
$1.2M
+266%
6.7%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$819K
Total Position
$1.8M
+484%
6.1%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$214 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $214 — 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 46% — 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.
5.2%
$1,484/mo
40% occ.
6.9%
$1,978/mo
46% occ.
7.9%
$2,266/mo
current
56% occ.
9.7%
$2,761/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
$342,391
3.9%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.