T3 flat in Rua dos Oceanos, Encosta da Marina, Portimão
T3 flat in Rua dos Oceanos, Encosta da Marina, Portimão — image 2T3 flat in Rua dos Oceanos, Encosta da Marina, Portimão — image 3T3 flat in Rua dos Oceanos, Encosta da Marina, Portimão — image 4T3 flat in Rua dos Oceanos, Encosta da Marina, Portimão — image 5
Grade B+apartmentmid-range

T3 flat in Rua dos Oceanos, Encosta da Marina, Portimão

Portimão · Western Algarve ·

€343,500

Asking Price (EUR)

7.3%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

11.2%

True Gross Yield

59%

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: €45,923/yr
Average Daily Rate: €213
Payback Period: 9.3 years
5-yr Capital Value: €451,354
10-yr Capital Value: €549,141
Brixfox Score: 73.5 / 100
Comparable Properties: 27
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€408,721

+19.0% over asking

Asking price€343,500
IMT — Property transfer tax (investment schedule)€15,310
IS — Stamp duty (0.8%)€2,748
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,153
Total acquisition costs€24,461
Renovation (est. €55/m² × 192 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,560
(€5,760–€15,360)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€408,721

Gross yield (asking price)

13.4%

True gross yield (all-in)

11.2%

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: 192 m²
Style: dated
Condition: good
Year Built: 2003
Energy Certificate: C
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

enclosed balcony/sunroom

Score Breakdown

ROI
24.23
Visual Appeal
8.2
Ownership Security
13
Location
9.36
Land & Space
5.84
Rental Demand
5.9
Payback Speed
4
STR Suitability
3

Description

T3 Furnished Apartment with Parking and Storage - Encosta da Marina, Portimão Spacious | Premium Location | Ready to Move In If you are looking for a comfortable apartment with good areas, excellent sun exposure, and a strategic location next to the Portimão Marina, this is your opportunity! Location: Situated in th

Location

📍 37.1230°N, 8.5387°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T3 flat in Rua dos Oceanos, Encosta da Marina, Portimão

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

Grade B+ investment — short-term rental yields 9.1% net return annually.

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The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+14.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$85K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$2,823/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.0 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: good

Description

T3 Furnished Apartment with Parking and Storage - Encosta da Marina, Portimão Spacious | Premium Location | Ready to Move In If you are looking for a comfortable apartment with good areas, excellent sun exposure, and a strategic location next to the Portimão Marina, this is your opportunity! Location: Situated in th

Income Breakdown

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Nightly Rate (ADR)
$308/night
50% ($142)Brixfox estimate($308/night)200% ($567)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$33,872
Airbnb data$308/night · 59% occupancy
Rental income
$308/night · 59% occ.
$66,395
Running costs (20%)
Utilities, cleaning, maintenance
-$13,279
Income tax (10%)
Indonesian rental income tax
-$18,590
Property tax
Annual property tax
-$653
Net income
9.1% ROI
$33,872

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$373,370
IMT (transfer tax, investment schedule)$16,641
Imposto de Selo (stamp duty)$2,987
Notary & registration$1,359
Legal / due diligence$5,601
Total acquisition costs$26,588
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,478
($6,261–$16,696)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$444,262

Gross yield (asking)

17.8%

True gross yield (all-in)

14.9%

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.

$3.0M$2.2M$1.5M$747K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $344K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$418K
+22%
Rental Income
+$165K
Total Position
$583K
+70%
11.2%/yr
Year 10
Capital Value
$508K
+48%
Rental Income
+$357K
Total Position
$866K
+152%
9.7%/yr
Year 20
Capital Value
$753K
+119%
Rental Income
+$837K
Total Position
$1.6M
+363%
8.0%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.5M
Total Position
$2.6M
+656%
7.0%/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
9.1% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$284 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

High rental yield at 9.1% — outperforms most villas in this market
Premium nightly rate of $284 — 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 59% — 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

39% occ.
8.1%
$2,506/mo
49% occ.
10.2%
$3,162/mo
59% occ.
12.3%
$3,818/mo
current
69% occ.
14.4%
$4,475/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.