T1 flat in Rua dos Três Castelos, Três Castelos, Portimão
T1 flat in Rua dos Três Castelos, Três Castelos, Portimão — image 2T1 flat in Rua dos Três Castelos, Três Castelos, Portimão — image 3T1 flat in Rua dos Três Castelos, Três Castelos, Portimão — image 4T1 flat in Rua dos Três Castelos, Três Castelos, Portimão — image 5
Grade C+apartmentmid-range

T1 flat in Rua dos Três Castelos, Três Castelos, Portimão

Portimão · Western Algarve ·

€335,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €13,303/yr
Average Daily Rate: €88
Payback Period: 31.1 years
5-yr Capital Value: €440,185
10-yr Capital Value: €535,552
Brixfox Score: 54.7 / 100
Comparable Properties: 84
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.

€380,585

+13.6% over asking

Asking price€335,000
IMT — Property transfer tax (investment schedule)€14,630
IS — Stamp duty (0.8%)€2,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,025
Total acquisition costs€23,585
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€380,585

Gross yield (asking price)

4.0%

True gross yield (all-in)

3.5%

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: 1
Building: 80 m²
Style: contemporary
Condition: excellent
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal poolmodern open-plan living

Score Breakdown

ROI
11.57
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.6
Rental Demand
4.13
Payback Speed
0
STR Suitability
3

Description

Wonderful 1-bedroom apartment for sale, with sea view, in a gated community, in the famous and most complete condominium in Praia da Rocha, Edifício Paraiso Sol Da Rocha, Block B, which is 250 m from Praia da Rocha. 1-bedroom apartment, with generous areas, with balcony overlooking the sea, in a gated community with o

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Rua dos Três Castelos, Três Castelos, Portimão

Inventory
1 Beds
Bathrooms
0 Baths
Built Area
80 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$82K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$790/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
38.4 yr
Rental only

Property details

Condition: excellent

Description

Wonderful 1-bedroom apartment for sale, with sea view, in a gated community, in the famous and most complete condominium in Praia da Rocha, Edifício Paraiso Sol Da Rocha, Block B, which is 250 m from Praia da Rocha. 1-bedroom apartment, with generous areas, with balcony overlooking the sea, in a gated community with o

Income Breakdown

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Nightly Rate (ADR)
$129/night
50% ($59)Brixfox estimate($129/night)200% ($237)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$9,484
Airbnb data$129/night · 41% occupancy
Rental income
$129/night · 41% occ.
$19,464
Running costs (20%)
Utilities, cleaning, maintenance
-$3,893
Income tax (10%)
Indonesian rental income tax
-$5,450
Property tax
Annual property tax
-$637
Net income
2.6% ROI
$9,484

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$364,130
IMT (transfer tax, investment schedule)$15,902
Imposto de Selo (stamp duty)$2,913
Notary & registration$1,359
Legal / due diligence$5,462
Total acquisition costs$25,636
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$413,679

Gross yield (asking)

5.3%

True gross yield (all-in)

4.7%

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.

$1.7M$1.3M$863K$432K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $335K
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$408K
+22%
Rental Income
+$46K
Total Position
$454K
+35%
6.3%/yr
Year 10
Capital Value
$496K
+48%
Rental Income
+$100K
Total Position
$596K
+78%
5.9%/yr
Year 20
Capital Value
$734K
+119%
Rental Income
+$234K
Total Position
$968K
+189%
5.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$415K
Total Position
$1.5M
+348%
5.1%/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
Weak
2.6% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Average
$119 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
Yield of 2.6% is below 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.
2.5%
$771/mo
40% occ.
3.4%
$1,046/mo
41% occ.
3.6%
$1,082/mo
current
51% occ.
4.5%
$1,357/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.