T2 flat in Rua Dom Nuno Alvares Pereira, 15, Três Bicos, Portimão Cidade, Portimão
T2 flat in Rua Dom Nuno Alvares Pereira, 15, Três Bicos, Portimão Cidade, Portimão — image 2T2 flat in Rua Dom Nuno Alvares Pereira, 15, Três Bicos, Portimão Cidade, Portimão — image 3T2 flat in Rua Dom Nuno Alvares Pereira, 15, Três Bicos, Portimão Cidade, Portimão — image 4T2 flat in Rua Dom Nuno Alvares Pereira, 15, Três Bicos, Portimão Cidade, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Rua Dom Nuno Alvares Pereira, 15, Três Bicos, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€349,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €24,062/yr
Average Daily Rate: €143
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 17.9 years
5-yr Capital Value: €458,581
10-yr Capital Value: €557,934
Brixfox Score: 62.4 / 100
Comparable Properties: 84
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.

€405,037

+16.1% over asking

Asking price€349,000
IMT — Property transfer tax (investment schedule)€15,750
IS — Stamp duty (0.8%)€2,792
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,235
Total acquisition costs€25,027
Renovation (est. €55/m² × 112 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,160
(€3,360–€8,960)
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)€405,037

Gross yield (asking price)

6.9%

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: 112 m²
Style: contemporary
Condition: good
Year Built: 2021
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony hammockkids' bedroom canopy

Score Breakdown

ROI
16.36
Visual Appeal
9.8
Ownership Security
13
Location
9.36
Land & Space
4.24
Rental Demand
4.6
Payback Speed
2
STR Suitability
3

Description

Discover this stunning ground-floor suite, perfectly priced at €349,000, offering a blend of comfort and modern living. With features like air conditioning, double windows, and electric blinds, this property ensures a serene and enjoyable atmosphere in a quiet neighborhood. The layout includes a spacious bedroom with

Location

📍 37.1353°N, 8.5516°W

· Portimão, Algarve, Portugal

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

T2 flat in Rua Dom Nuno Alvares Pereira, 15, Três Bicos, Portimão Cidade, Portimão

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
112 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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$86K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$1,467/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
21.5 yr
Rental only

Property details

Year built: 2021
Energy: D
Condition: good

Description

Discover this stunning ground-floor suite, perfectly priced at €349,000, offering a blend of comfort and modern living. With features like air conditioning, double windows, and electric blinds, this property ensures a serene and enjoyable atmosphere in a quiet neighborhood. The layout includes a spacious bedroom with

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$209/night
50% ($96)Brixfox estimate($209/night)200% ($385)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$17,607
Airbnb data$209/night · 46% occupancy
Rental income
$209/night · 46% occ.
$35,137
Running costs (20%)
Utilities, cleaning, maintenance
-$7,027
Income tax (10%)
Indonesian rental income tax
-$9,838
Property tax
Annual property tax
-$664
Net income
4.6% ROI
$17,607

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$379,348
IMT (transfer tax, investment schedule)$17,120
Imposto de Selo (stamp duty)$3,035
Notary & registration$1,359
Legal / due diligence$5,690
Total acquisition costs$27,203
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,696
($3,652–$9,739)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$440,258

Gross yield (asking)

9.3%

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.

$2.2M$1.6M$1.1M$547K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $349K
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
$425K
+22%
Rental Income
+$86K
Total Position
$511K
+46%
7.9%/yr
Year 10
Capital Value
$517K
+48%
Rental Income
+$186K
Total Position
$702K
+101%
7.2%/yr
Year 20
Capital Value
$765K
+119%
Rental Income
+$435K
Total Position
$1.2M
+244%
6.4%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$771K
Total Position
$1.9M
+445%
5.8%/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
4.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$192 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

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.
4.1%
$1,281/mo
40% occ.
5.5%
$1,726/mo
46% occ.
6.3%
$1,994/mo
current
56% occ.
7.7%
$2,440/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.