T2 flat in Rua Dom José I, 22, Bemposta - Quatro Estradas, Portimão Cidade, Portimão
T2 flat in Rua Dom José I, 22, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 2T2 flat in Rua Dom José I, 22, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 3T2 flat in Rua Dom José I, 22, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 4T2 flat in Rua Dom José I, 22, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Rua Dom José I, 22, Bemposta - Quatro Estradas, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€450,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €27,312/yr
Average Daily Rate: €161
Payback Period: 20.6 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 60.6 / 100
Comparable Properties: 36
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€519,215

+15.4% 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 × 117 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,435
(€3,510–€9,360)
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)€519,215

Gross yield (asking price)

6.1%

True gross yield (all-in)

5.3%

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: 117 m²
Style: contemporary
Condition: good
Year Built: 1988
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern exterior architecturepanoramic views

Score Breakdown

ROI
15.27
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.34
Rental Demand
4.65
Payback Speed
1
STR Suitability
3

Description

This spacious two-bedroom apartment is located on the 1st floor of a building with an elevator, in the peaceful Monte da Bemposta urbanization in Portimão. With generous rooms, excellent sun exposure, and plenty of natural light, it is ideal both as a permanent residence and as an investment opportunity. With a total p

Location

📍 37.1387°N, 8.5672°W

· Portimão, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Dom José I, 22, Bemposta - Quatro Estradas, Portimão Cidade, Portimão

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
117 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 Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+9.0%
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
4.0%
$1,643/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
24.8 yr
Rental only

Property details

Year built: 1988
Energy: C
Condition: good

Description

This spacious two-bedroom apartment is located on the 1st floor of a building with an elevator, in the peaceful Monte da Bemposta urbanization in Portimão. With generous rooms, excellent sun exposure, and plenty of natural light, it is ideal both as a permanent residence and as an investment opportunity. With a total p

Income Breakdown

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Nightly Rate (ADR)
$233/night
50% ($107)Brixfox estimate($233/night)200% ($429)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$19,713
Airbnb data$233/night · 47% occupancy
Rental income
$233/night · 47% occ.
$39,557
Running costs (20%)
Utilities, cleaning, maintenance
-$7,911
Income tax (10%)
Indonesian rental income tax
-$11,076
Property tax
Annual property tax
-$856
Net income
4.0% ROI
$19,713

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.		$6,995
($3,815–$10,174)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$564,364

Gross yield (asking)

8.1%

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.

$2.7M$2.0M$1.3M$668K$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 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
$547K
+22%
Rental Income
+$96K
Total Position
$644K
+43%
7.4%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$208K
Total Position
$874K
+94%
6.9%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$487K
Total Position
$1.5M
+227%
6.1%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$863K
Total Position
$2.3M
+416%
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
47% average occupancy
Nightly Rate
Strong
$214 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $214 — 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 4.0% 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.
3.5%
$1,417/mo
40% occ.
4.7%
$1,913/mo
47% occ.
5.5%
$2,236/mo
current
57% occ.
6.7%
$2,732/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.