T2 flat in Avenida São Lourenço da Barrosa, Amparo - Alto do Quintão, Portimão Cidade, Portimão
T2 flat in Avenida São Lourenço da Barrosa, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 2T2 flat in Avenida São Lourenço da Barrosa, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 3T2 flat in Avenida São Lourenço da Barrosa, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 4T2 flat in Avenida São Lourenço da Barrosa, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Avenida São Lourenço da Barrosa, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€399,900

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €23,368/yr
Average Daily Rate: €152
-8.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%), Has view (+10%)
Payback Period: 21.1 years
5-yr Capital Value: €525,463
10-yr Capital Value: €639,306
Brixfox Score: 59.6 / 100
Comparable Properties: 83
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€463,570

+15.9% over asking

Asking price€399,900
IMT — Property transfer tax (investment schedule)€19,822
IS — Stamp duty (0.8%)€3,199
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,999
Total acquisition costs€30,270
Renovation (est. €55/m² × 110 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,050
(€3,300–€8,800)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€463,570

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.0%

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: 110 m²
Style: dated
Condition: good
Year Built: 1986
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

breakfast-bar-kitchencommunal-poolsea-view

Score Breakdown

ROI
15.07
Visual Appeal
9.8
Ownership Security
13
Location
9.36
Land & Space
4.2
Rental Demand
4.2
Payback Speed
1
STR Suitability
3

Description

Magnificent 2-Bedroom Apartment with Sea View - Praia da Rocha, Portimão We are pleased to present this excellent 2-bedroom apartment, located in a prestigious gated condominium featuring an outdoor swimming pool, landscaped gardens, and brand-new elevators, just a few meters from the iconic beaches of Praia da Rocha,

Location

📍 37.1276°N, 8.5460°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T2 flat in Avenida São Lourenço da Barrosa, Amparo - Alto do Quintão, Portimão Cidade, Portimão

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

Grade B investment — short-term rental yields 3.9% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$98K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$1,418/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
25.5 yr
Rental only

Property details

Year built: 1986
Energy: C
Condition: good

Description

Magnificent 2-Bedroom Apartment with Sea View - Praia da Rocha, Portimão We are pleased to present this excellent 2-bedroom apartment, located in a prestigious gated condominium featuring an outdoor swimming pool, landscaped gardens, and brand-new elevators, just a few meters from the iconic beaches of Praia da Rocha,

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$223/night
50% ($103)Brixfox estimate($223/night)200% ($410)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$17,018
Airbnb data$223/night · 42% occupancy
Rental income
$223/night · 42% occ.
$34,189
Running costs (20%)
Utilities, cleaning, maintenance
-$6,838
Income tax (10%)
Indonesian rental income tax
-$9,573
Property tax
Annual property tax
-$761
Net income
3.9% ROI
$17,018

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$434,674
IMT (transfer tax, investment schedule)$21,546
Imposto de Selo (stamp duty)$3,477
Notary & registration$1,359
Legal / due diligence$6,521
Total acquisition costs$32,902
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,576
($3,587–$9,565)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$503,880

Gross yield (asking)

7.9%

True gross yield (all-in)

6.8%

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.

$2.3M$1.8M$1.2M$587K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $400K
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
$487K
+22%
Rental Income
+$83K
Total Position
$570K
+42%
7.3%/yr
Year 10
Capital Value
$592K
+48%
Rental Income
+$179K
Total Position
$771K
+93%
6.8%/yr
Year 20
Capital Value
$876K
+119%
Rental Income
+$421K
Total Position
$1.3M
+224%
6.1%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$745K
Total Position
$2.0M
+411%
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
3.9% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$205 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $205 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.9% 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.
3.8%
$1,361/mo
40% occ.
5.1%
$1,836/mo
42% occ.
5.3%
$1,931/mo
current
52% occ.
6.6%
$2,406/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.