T2 flat in Rua Dona Maria Luisa, 31, Portimão
T2 flat in Rua Dona Maria Luisa, 31, Portimão — image 2T2 flat in Rua Dona Maria Luisa, 31, Portimão — image 3T2 flat in Rua Dona Maria Luisa, 31, Portimão — image 4T2 flat in Rua Dona Maria Luisa, 31, Portimão — image 5
Grade B+apartmentbudget

T2 flat in Rua Dona Maria Luisa, 31, Portimão

Portimão · Western Algarve ·

€215,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.3%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €23,540/yr
Average Daily Rate: €133
Payback Period: 11.4 years
5-yr Capital Value: €282,507
10-yr Capital Value: €343,713
Brixfox Score: 69.3 / 100
Comparable Properties: 45
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€324,192

+50.8% over asking

Asking price€215,000
IMT — Property transfer tax (investment schedule)€6,047
IS — Stamp duty (0.8%)€1,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,225
Total acquisition costs€12,242
Renovation (est. €900/m² × 89 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€80,100
(€62,300–€97,900)
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)€324,192

Gross yield (asking price)

10.9%

True gross yield (all-in)

7.3%

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: 2
Building: 89 m²
Style: dated
Condition: needs-renovation
Year Built: 1974
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
21.27
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.78
Rental Demand
4.85
Payback Speed
4
STR Suitability
3

Description

Discover this charming 2-bedroom apartment in the heart of Portimão, Faro, priced at an attractive €215,000. With a spacious area of 89m², this used property offers a perfect blend of comfort and convenience, making it an ideal choice for families or investors alike. The apartment features two well-appointed bathrooms

Location

📍 37.1427°N, 8.5366°W

· Portimão, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Dona Maria Luisa, 31, Portimão

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

Grade B+ investment — short-term rental yields 7.4% net return annually.

Go to Source via Idealista.pt

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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$53K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$1,440/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
13.5 yr
Rental only

Property details

Year built: 1974
Energy: D
Condition: needs-renovation

Description

Discover this charming 2-bedroom apartment in the heart of Portimão, Faro, priced at an attractive €215,000. With a spacious area of 89m², this used property offers a perfect blend of comfort and convenience, making it an ideal choice for families or investors alike. The apartment features two well-appointed bathrooms

Income Breakdown

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Nightly Rate (ADR)
$192/night
50% ($88)Brixfox estimate($192/night)200% ($354)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$17,285
Airbnb data$192/night · 48% occupancy
Rental income
$192/night · 48% occ.
$34,026
Running costs (20%)
Utilities, cleaning, maintenance
-$6,805
Income tax (10%)
Indonesian rental income tax
-$9,527
Property tax
Annual property tax
-$409
Net income
7.4% ROI
$17,285

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$233,696
IMT (transfer tax, investment schedule)$6,573
Imposto de Selo (stamp duty)$1,870
Notary & registration$1,359
Legal / due diligence$3,505
Total acquisition costs$13,307
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$87,065
($67,717–$106,413)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$352,383

Gross yield (asking)

14.6%

True gross yield (all-in)

9.7%

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.

$1.7M$1.3M$836K$418K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $215K
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
$262K
+22%
Rental Income
+$84K
Total Position
$346K
+61%
10.0%/yr
Year 10
Capital Value
$318K
+48%
Rental Income
+$182K
Total Position
$501K
+133%
8.8%/yr
Year 20
Capital Value
$471K
+119%
Rental Income
+$427K
Total Position
$898K
+318%
7.4%/yr
Year 30
Capital Value
$697K
+224%
Rental Income
+$757K
Total Position
$1.5M
+576%
6.6%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$177 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
6.1%
$1,194/mo
40% occ.
8.2%
$1,603/mo
48% occ.
10.0%
$1,951/mo
current
58% occ.
12.1%
$2,360/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.