T2 flat in Portimão
T2 flat in Portimão — image 2T2 flat in Portimão — image 3T2 flat in Portimão — image 4T2 flat in Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Portimão

Portimão · Western Algarve ·

€395,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €25,198/yr
Average Daily Rate: €164
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 36.9 years
5-yr Capital Value: €457,913
10-yr Capital Value: €530,847
Brixfox Score: 56.2 / 100
Comparable Properties: 36
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€457,810

+15.9% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €55/m² × 149 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,195
(€4,470–€11,920)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€457,810

Gross yield (asking price)

6.4%

True gross yield (all-in)

5.5%

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: 149 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.49
Visual Appeal
9.2
Ownership Security
13
Location
9.36
Land & Space
4.98
Rental Demand
4.21
Payback Speed
1
STR Suitability
4

Description

This 2 bedroom apartment in very good condition, located in a privileged location in Portimão, offers a perfect combination of functionality and comfort. With a generous area, attic and parking space in the garage with electric car charging facility plus additional storage space. The terrace and balcony allow you to en

Location

📍 37.1432°N, 8.5426°W

· Portimão, Algarve, Portugal

View on The PentHouse →Also on Idealista.pt
T2 flat in Portimão
Idealista.pt
Source verified

T2 flat in Portimão

Portimão · Western Algarve · Freehold · Ref BF-4943
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
149 m²
True net yield
2.7%
≈ $2,074/mo net after costs & tax
Brixfox Score 56 · B

Property details

Year built: 2008
Energy: D
Condition: good

Description

This 2 bedroom apartment in very good condition, located in a privileged location in Portimão, offers a perfect combination of functionality and comfort. With a generous area, attic and parking space in the garage with electric car charging facility plus additional storage space. The terrace and balcony allow you to en

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$236/night
50% ($109)Brixfox estimate($236/night)200% ($434)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$17,452
Airbnb data$236/night · 42% occupancy
Rental income
$236/night · 42% occ.
$33,561
Running costs (20%)
Utilities, cleaning, maintenance
-$6,712
Income tax (10%)
Indonesian rental income tax
-$9,397
Property tax
Annual property tax
-$0
Net income
4.1% ROI
$17,452

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.7%

on all-in cost of $481,135

Scenario
Pre-tax
After-tax
Owner-managed
5.2%
4.6%
Fully-managed
3.3%
2.7%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

7.0%

Annual Revenue

$33,561

Income Tax / yr

$2,937

Payback

37 yrs

True All-In Cost
Asking price$429,348
IMT — transfer tax (non-resident 7.5%)$32,201
Stamp duty (0.8%)$3,435
Notary + registry$2,174
Legal$5,282
Furnishing + STR launch$8,696
All-in cost$481,135

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.4M$1.8M$1.2M$588K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 19: 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
$481K
+22%
Rental Income
+$85K
Total Position
$566K
+43%
7.5%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$184K
Total Position
$769K
+95%
6.9%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$431K
Total Position
$1.3M
+228%
6.1%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$764K
Total Position
$2.0M
+418%
5.6%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.1% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$217 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

Premium nightly rate of $217 — 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 4.1% 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.
4.2%
$1,508/mo
40% occ.
5.6%
$2,011/mo
42% occ.
5.9%
$2,114/mo
current
52% occ.
7.3%
$2,617/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$429,348
2.7%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.