T4 flat in Três Castelos, Portimão
T4 flat in Três Castelos, Portimão — image 2T4 flat in Três Castelos, Portimão — image 3T4 flat in Três Castelos, Portimão — image 4T4 flat in Três Castelos, Portimão — image 5
Grade B+apartmentmid-range

T4 flat in Três Castelos, Portimão

Portimão · Western Algarve ·

€980,500

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

44%

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: €88,671/yr
Average Daily Rate: €551
Payback Period: 13.8 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 67.7 / 100
Comparable Properties: 6
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+12.1% over asking

Asking price€980,500
IMT — Property transfer tax (investment schedule)€58,830
IS — Stamp duty (0.8%)€7,844
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,708
Total acquisition costs€82,632
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

9.0%

True gross yield (all-in)

8.1%

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: 4
Bathrooms: 4
Building: 469 m²
Style: contemporary
Condition: excellent
Year Built: 2007
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive terrace with panoramic viewsfloor-to-ceiling windowsopen-plan kitchen and dining

Score Breakdown

ROI
18.93
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.41
Payback Speed
3
STR Suitability
3

Description

A fabulous four bedroom penthouse with stunning sea and city views in a luxury condominium in Portimão. Located on the eleventh floor, this modern and elegant apartment impresses with its vast area with terraces included. It has a spacious living room, a fully equipped kitchen and four bedrooms, three of which are su

Location

📍 37.1272°N, 8.5464°W

· Portimão, Algarve, Portugal

View on Sortami - Mediação Imobiliária, Lda. →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T4 flat in Três Castelos, Portimão

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
469 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$241K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$5,406/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.4 yr
Rental only

Property details

Year built: 2007
Energy: D
Condition: excellent

Description

A fabulous four bedroom penthouse with stunning sea and city views in a luxury condominium in Portimão. Located on the eleventh floor, this modern and elegant apartment impresses with its vast area with terraces included. It has a spacious living room, a fully equipped kitchen and four bedrooms, three of which are su

Income Breakdown

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Nightly Rate (ADR)
$797/night
50% ($367)Brixfox estimate($797/night)200% ($1467)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$64,869
Airbnb data$797/night · 44% occupancy
Rental income
$797/night · 44% occ.
$128,335
Running costs (20%)
Utilities, cleaning, maintenance
-$25,667
Income tax (10%)
Indonesian rental income tax
-$35,934
Property tax
Annual property tax
-$1,865
Net income
6.1% ROI
$64,869

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$1,065,761
IMT (transfer tax, investment schedule)$63,946
Imposto de Selo (stamp duty)$8,526
Notary & registration$1,359
Legal / due diligence$15,987
Total acquisition costs$89,817
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,194,220

Gross yield (asking)

12.0%

True gross yield (all-in)

10.7%

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.

$6.9M$5.2M$3.5M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $981K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$317K
Total Position
$1.5M
+54%
9.0%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$684K
Total Position
$2.1M
+118%
8.1%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.6M
Total Position
$3.8M
+283%
6.9%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.8M
Total Position
$6.0M
+514%
6.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.1% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$734 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 $734 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
5.6%
$4,937/mo
40% occ.
7.5%
$6,635/mo
44% occ.
8.3%
$7,331/mo
current
54% occ.
10.2%
$9,028/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.