T2 flat in Rua Manuel da Fonseca, 22, Amparo - Alto do Quintão, Portimão Cidade, Portimão
Grade Bapartmentmid-range

T2 flat in Rua Manuel da Fonseca, 22, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€345,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

48%

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: €25,648/yr
Average Daily Rate: €145
Payback Period: 16.9 years
5-yr Capital Value: €453,325
10-yr Capital Value: €551,539
Brixfox Score: 63.4 / 100
Comparable Properties: 82
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€400,790

+16.2% over asking

Asking price€345,000
IMT — Property transfer tax (investment schedule)€15,430
IS — Stamp duty (0.8%)€2,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,175
Total acquisition costs€24,615
Renovation (est. €55/m² × 115 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,325
(€3,450–€9,200)
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)€400,790

Gross yield (asking price)

7.4%

True gross yield (all-in)

6.4%

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
Building: 115 m²
Style: modern
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balconiesmultiple balconies per unit

Score Breakdown

ROI
16.89
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.3
Rental Demand
4.84
Payback Speed
2
STR Suitability
3

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Idealista.pt
T2 flat in Rua Manuel da Fonseca, 22, Amparo - Alto do Quintão, Portimão Cidade, Portimão
Idealista.pt
Source verified

T2 flat in Rua Manuel da Fonseca, 22, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve · Freehold · Ref BF-5145
Ownership
Freehold
Bedrooms
2
Built area
115 m²
True net yield
9.1%
≈ $1,998/mo net after costs & tax
Brixfox Score 63 · B

Property details

Condition: good

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)
$209/night
50% ($96)Brixfox estimate($209/night)200% ($384)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$19,184
Airbnb data$209/night · 48% occupancy
Rental income
$209/night · 48% occ.
$36,892
Running costs (20%)
Utilities, cleaning, maintenance
-$7,378
Income tax (10%)
Indonesian rental income tax
-$10,330
Property tax
Annual property tax
-$0
Net income
5.1% ROI
$19,184

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

Area estimate

Net Yield · Area Estimate

—

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
5.9%
—
Fully-managed
5.9%
—
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

9.1%

Annual Revenue

$36,892

Income Tax / yr

—

Payback

17 yrs

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.3M$1.7M$1.1M$563K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $345K
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 16: 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
$420K
+22%
Rental Income
+$94K
Total Position
$513K
+49%
8.3%/yr
Year 10
Capital Value
$511K
+48%
Rental Income
+$202K
Total Position
$713K
+107%
7.5%/yr
Year 20
Capital Value
$756K
+119%
Rental Income
+$474K
Total Position
$1.2M
+257%
6.6%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$840K
Total Position
$2.0M
+468%
6.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$192 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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

30% occ.
4.3%
$1,333/mo
40% occ.
5.7%
$1,777/mo
48% occ.
6.9%
$2,152/mo
current
58% occ.
8.3%
$2,596/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
$375,000
9.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 21 Apr 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.