T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão
T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 2T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 3T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 4T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 5
Grade Bapartmentbudget

T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€207,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €12,031/yr
Average Daily Rate: €67
-42.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 20.9 years
5-yr Capital Value: €271,995
10-yr Capital Value: €330,923
Brixfox Score: 56.8 / 100
Comparable Properties: 89
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€235,188

+13.6% over asking

Asking price€207,000
IMT — Property transfer tax (investment schedule)€5,487
IS — Stamp duty (0.8%)€1,656
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,105
Total acquisition costs€11,498
Renovation (est. €55/m² × 58 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,190
(€1,740–€4,640)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€235,188

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.1%

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: 58 m²
Style: dated
Condition: good
Year Built: 2001
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.14
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
3.16
Rental Demand
4.9
Payback Speed
1
STR Suitability
3

Description

This one-bedroom apartment in Portimão is the ideal choice for those looking for a cozy and furnished property, close to the beach for personal use or rental. The apartment is in good condition. It consists of: A fully equipped kitchen with access to a balcony The living room is cozy and comfortable 1 bedroom with a

Location

📍 37.1210°N, 8.5370°W

· Portimão, Algarve, Portugal

View on Vila Lusa Imobiliária →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
58 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$51K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$743/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.2 yr
Rental only

Property details

Year built: 2001
Energy: D
Condition: good

Description

This one-bedroom apartment in Portimão is the ideal choice for those looking for a cozy and furnished property, close to the beach for personal use or rental. The apartment is in good condition. It consists of: A fully equipped kitchen with access to a balcony The living room is cozy and comfortable 1 bedroom with a

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$100/night
50% ($46)Brixfox estimate($100/night)200% ($184)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$8,920
Airbnb data$100/night · 49% occupancy
Rental income
$100/night · 49% occ.
$17,912
Running costs (20%)
Utilities, cleaning, maintenance
-$3,582
Income tax (10%)
Indonesian rental income tax
-$5,015
Property tax
Annual property tax
-$394
Net income
4.0% ROI
$8,920

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$225,000
IMT (transfer tax, investment schedule)$5,964
Imposto de Selo (stamp duty)$1,800
Notary & registration$1,359
Legal / due diligence$3,375
Total acquisition costs$12,498
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,467
($1,891–$5,043)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$255,639

Gross yield (asking)

8.0%

True gross yield (all-in)

7.0%

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.

$1.2M$916K$611K$305K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $207K
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
$252K
+22%
Rental Income
+$44K
Total Position
$295K
+43%
7.4%/yr
Year 10
Capital Value
$306K
+48%
Rental Income
+$94K
Total Position
$400K
+93%
6.8%/yr
Year 20
Capital Value
$454K
+119%
Rental Income
+$221K
Total Position
$674K
+226%
6.1%/yr
Year 30
Capital Value
$671K
+224%
Rental Income
+$390K
Total Position
$1.1M
+413%
5.6%/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
Average
4.0% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Average
$92 per night
Visual Appeal
Average
4/10 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
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.
3.2%
$607/mo
40% occ.
4.4%
$820/mo
49% occ.
5.4%
$1,012/mo
current
59% occ.
6.5%
$1,225/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.