T3 flat in Rua França Borges, 5, Portimão
T3 flat in Rua França Borges, 5, Portimão — image 2T3 flat in Rua França Borges, 5, Portimão — image 3T3 flat in Rua França Borges, 5, Portimão — image 4T3 flat in Rua França Borges, 5, Portimão — image 5
Grade Aapartmentbudget

T3 flat in Rua França Borges, 5, Portimão

Portimão · Western Algarve ·

€274,000

Asking Price (EUR)

10.6%

True Net Yield (Owner, all-in)

7.4%

True Net Yield (Managed, all-in)

16.4%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €57,257/yr
Average Daily Rate: €259
Payback Period: 5.9 years
5-yr Capital Value: €360,032
10-yr Capital Value: €438,034
Brixfox Score: 75.6 / 100
Comparable Properties: 15
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€349,729

+27.6% over asking

Asking price€274,000
IMT — Property transfer tax (investment schedule)€10,177
IS — Stamp duty (0.8%)€2,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,110
Total acquisition costs€17,729
Renovation (est. €350/m² × 108 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€37,800
(€27,000–€48,600)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€349,729

Gross yield (asking price)

20.9%

True gross yield (all-in)

16.4%

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: 3
Bathrooms: 2
Building: 108 m²
Style: dated
Condition: fair
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

parquet-flooringmarble-entrance

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.16
Rental Demand
6.05
Payback Speed
5
STR Suitability
3

Description

Comfort and convenience for your family This charming T3 apartment combines comfort, brightness, and an excellent distribution of spaces, creating a perfect environment for those seeking quality of life in the city center. Located in a traditional building without an elevator, on the 1st floor, the property offers tr

Location

📍 37.1401°N, 8.5388°W

· Portimão, Algarve, Portugal

View on Arnaut Consultores →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Rua França Borges, 5, Portimão

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

Grade A investment — short-term rental yields 14.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+19.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$67K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.6%
$3,618/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.9 yr
Rental only

Property details

Energy: C
Condition: fair

Description

Comfort and convenience for your family This charming T3 apartment combines comfort, brightness, and an excellent distribution of spaces, creating a perfect environment for those seeking quality of life in the city center. Located in a traditional building without an elevator, on the 1st floor, the property offers tr

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$383/night
50% ($176)Brixfox estimate($383/night)200% ($705)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$43,415
Airbnb data$383/night · 60% occupancy
Rental income
$383/night · 60% occ.
$84,493
Running costs (20%)
Utilities, cleaning, maintenance
-$16,899
Income tax (10%)
Indonesian rental income tax
-$23,658
Property tax
Annual property tax
-$521
Net income
14.6% ROI
$43,415

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$297,826
IMT (transfer tax, investment schedule)$11,062
Imposto de Selo (stamp duty)$2,383
Notary & registration$1,359
Legal / due diligence$4,467
Total acquisition costs$19,271
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$41,087
($29,348–$52,826)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$380,140

Gross yield (asking)

28.4%

True gross yield (all-in)

22.2%

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.

$3.2M$2.4M$1.6M$802K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $274K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$333K
+22%
Rental Income
+$212K
Total Position
$545K
+99%
14.8%/yr
Year 10
Capital Value
$406K
+48%
Rental Income
+$458K
Total Position
$863K
+215%
12.2%/yr
Year 20
Capital Value
$600K
+119%
Rental Income
+$1.1M
Total Position
$1.7M
+511%
9.5%/yr
Year 30
Capital Value
$889K
+224%
Rental Income
+$1.9M
Total Position
$2.8M
+918%
8.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.6% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$352 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.6% — outperforms most villas in this market
Premium nightly rate of $352 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
13.1%
$3,255/mo
50% occ.
16.4%
$4,070/mo
60% occ.
19.7%
$4,885/mo
current
70% occ.
23.0%
$5,701/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.