T1 flat in Portimão
T1 flat in Portimão — image 2T1 flat in Portimão — image 3T1 flat in Portimão — image 4T1 flat in Portimão — image 5
Grade B+apartmentmid-range

T1 flat in Portimão

Portimão · Western Algarve ·

€189,000

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

9.5%

True Gross Yield

49%

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: €21,043/yr
Average Daily Rate: €117
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 11.1 years
5-yr Capital Value: €248,343
10-yr Capital Value: €302,147
Brixfox Score: 72 / 100
Comparable Properties: 83
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€220,845

+16.8% over asking

Asking price€189,000
IMT — Property transfer tax (investment schedule)€4,248
IS — Stamp duty (0.8%)€1,512
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,835
Total acquisition costs€9,845
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)€220,845

Gross yield (asking price)

11.1%

True gross yield (all-in)

9.5%

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
Bathrooms: 1
Building: 62 m²
Style: contemporary
Condition: excellent
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal poolmodern building facade with orange accentslush green surroundings

Score Breakdown

ROI
21.66
Visual Appeal
12.8
Ownership Security
13
Location
9.36
Land & Space
3.24
Rental Demand
4.92
Payback Speed
4
STR Suitability
3

Description

Fully-managed, key-ready apartments available to purchase next to the Autódromo Internacional do Algarve Racetrack in Portimão. This is a one-of-a-kind opportunity to gain an affordable investment in the property market in Portugal. As part of a fully-operational, successful rental programme, owners can choose their

Location

📍 37.1376°N, 8.5384°W

· Portimão, Algarve, Portugal

View on Ideal Homes Portugal →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Portimão

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

Grade B+ investment — short-term rental yields 7.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$47K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$1,303/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.1 yr
Rental only

Property details

Energy: B-
Condition: excellent

Description

Fully-managed, key-ready apartments available to purchase next to the Autódromo Internacional do Algarve Racetrack in Portimão. This is a one-of-a-kind opportunity to gain an affordable investment in the property market in Portugal. As part of a fully-operational, successful rental programme, owners can choose their

Income Breakdown

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Nightly Rate (ADR)
$172/night
50% ($79)Brixfox estimate($172/night)200% ($316)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$15,641
Airbnb data$172/night · 49% occupancy
Rental income
$172/night · 49% occ.
$30,770
Running costs (20%)
Utilities, cleaning, maintenance
-$6,154
Income tax (10%)
Indonesian rental income tax
-$8,615
Property tax
Annual property tax
-$360
Net income
7.6% ROI
$15,641

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$205,435
IMT (transfer tax, investment schedule)$4,617
Imposto de Selo (stamp duty)$1,643
Notary & registration$1,359
Legal / due diligence$3,082
Total acquisition costs$10,701
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$240,049

Gross yield (asking)

15.0%

True gross yield (all-in)

12.8%

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.

$1.5M$1.1M$746K$373K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $189K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$230K
+22%
Rental Income
+$76K
Total Position
$306K
+62%
10.1%/yr
Year 10
Capital Value
$280K
+48%
Rental Income
+$165K
Total Position
$445K
+135%
8.9%/yr
Year 20
Capital Value
$414K
+119%
Rental Income
+$387K
Total Position
$801K
+324%
7.5%/yr
Year 30
Capital Value
$613K
+224%
Rental Income
+$685K
Total Position
$1.3M
+587%
6.6%/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
Good
7.6% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$158 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
6.2%
$1,066/mo
40% occ.
8.4%
$1,431/mo
49% occ.
10.3%
$1,765/mo
current
59% occ.
12.4%
$2,130/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.