T2 flat in Rua Cabo da Boa Esperança, 1, Praia da Rocha, Portimão
T2 flat in Rua Cabo da Boa Esperança, 1, Praia da Rocha, Portimão — image 2T2 flat in Rua Cabo da Boa Esperança, 1, Praia da Rocha, Portimão — image 3T2 flat in Rua Cabo da Boa Esperança, 1, Praia da Rocha, Portimão — image 4T2 flat in Rua Cabo da Boa Esperança, 1, Praia da Rocha, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Rua Cabo da Boa Esperança, 1, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€450,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €30,702/yr
Average Daily Rate: €196
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 18.0 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 62.1 / 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.

€520,700

+15.7% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 144 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,920
(€4,320–€11,520)
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)€520,700

Gross yield (asking price)

6.8%

True gross yield (all-in)

5.9%

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: 144 m²
Style: portuguese-traditional
Condition: good
Year Built: 2008
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal poolbalconybuilt-in mirrored wardrobe

Score Breakdown

ROI
16.32
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
4.88
Rental Demand
4.3
Payback Speed
2
STR Suitability
3

Description

We present this elegant T2+1 apartment located in the prestigious Praia da Rocha area, one of the most valued locations in the Algarve. Just a 5-minute walk from the sand, this property offers the perfect balance between comfort, functionality, and proximity to the sea. Ideal for permanent residence, holiday home, or i

Location

📍 37.1227°N, 8.5357°W

· Portimão, Algarve, Portugal

View on L. BORGES, PROPERTY MANAGEMENT SOCIEDADE UNIPESSOAL, LDA →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Cabo da Boa Esperança, 1, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 4.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$111K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$1,882/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
21.7 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

We present this elegant T2+1 apartment located in the prestigious Praia da Rocha area, one of the most valued locations in the Algarve. Just a 5-minute walk from the sand, this property offers the perfect balance between comfort, functionality, and proximity to the sea. Ideal for permanent residence, holiday home, or i

Income Breakdown

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Nightly Rate (ADR)
$287/night
50% ($132)Brixfox estimate($287/night)200% ($528)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$22,588
Airbnb data$287/night · 43% occupancy
Rental income
$287/night · 43% occ.
$45,085
Running costs (20%)
Utilities, cleaning, maintenance
-$9,017
Income tax (10%)
Indonesian rental income tax
-$12,624
Property tax
Annual property tax
-$856
Net income
4.6% ROI
$22,588

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,609
($4,696–$12,522)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$565,978

Gross yield (asking)

9.2%

True gross yield (all-in)

8.0%

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.

$2.8M$2.1M$1.4M$704K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$110K
Total Position
$658K
+46%
7.9%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$238K
Total Position
$904K
+101%
7.2%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$558K
Total Position
$1.5M
+243%
6.4%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$989K
Total Position
$2.4M
+444%
5.8%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.6% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$264 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $264 — 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 4.6% 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.
4.3%
$1,763/mo
40% occ.
5.8%
$2,374/mo
43% occ.
6.3%
$2,559/mo
current
53% occ.
7.8%
$3,170/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.