T2 flat in Portimão
T2 flat in Portimão — image 2T2 flat in Portimão — image 3T2 flat in Portimão — image 4T2 flat in Portimão — image 5
Grade C+apartmentluxury

T2 flat in Portimão

Portimão · Western Algarve ·

€1.2M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

41%

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: €30,618/yr
Average Daily Rate: €204
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 128.5 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 54.4 / 100
Comparable Properties: 41
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+13.2% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

2.5%

True gross yield (all-in)

2.3%

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: 450 m²
Style: contemporary
Condition: excellent
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal viewsbeachfront accesssunset views

Score Breakdown

ROI
3.12
Visual Appeal
14.8
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.11
Payback Speed
0
STR Suitability
4

Location

📍 37.1422°N, 8.5389°W

· Portimão, Algarve, Portugal

View on Live in Portugal →Also on Idealista.pt
T2 flat in Portimão
Idealista.pt
Source verified

T2 flat in Portimão

Portimão · Western Algarve · Freehold · Ref BF-4548
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
450 m²
True net yield
0.8%
≈ $2,104/mo net after costs & tax
Brixfox Score 54 · C+

Property details

Energy: D
Condition: excellent

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% ($540)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$21,208
Airbnb data$294/night · 41% occupancy
Rental income
$294/night · 41% occ.
$40,785
Running costs (20%)
Utilities, cleaning, maintenance
-$8,157
Income tax (10%)
Indonesian rental income tax
-$11,420
Property tax
Annual property tax
-$0
Net income
1.6% ROI
$21,208

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

0.8%

on all-in cost of $1,436,848

Scenario
Pre-tax
After-tax
Owner-managed
1.8%
1.5%
Fully-managed
1.0%
0.8%
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

2.8%

Annual Revenue

$40,785

Income Tax / yr

$3,568

Payback

—

True All-In Cost
Asking price$1,304,348
IMT — transfer tax (non-resident 7.5%)$97,826
Stamp duty (0.8%)$10,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$8,696
All-in cost$1,436,848

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$5.5M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.2M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$104K
Total Position
$1.6M
+30%
5.4%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$224K
Total Position
$2.0M
+67%
5.2%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$524K
Total Position
$3.2M
+163%
4.9%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$928K
Total Position
$4.8M
+302%
4.7%/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
Weak
1.6% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$270 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $270 — positioned in the top tier
Stunning visuals with 9/10 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 1.6% is below 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.
1.7%
$1,875/mo
40% occ.
2.3%
$2,501/mo
41% occ.
2.4%
$2,569/mo
current
51% occ.
2.9%
$3,195/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
$1,304,348
0.8%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.