T2 flat in Rua Bartolomeu Dias, Praia da Rocha, Portimão
T2 flat in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 2T2 flat in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 3T2 flat in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 4T2 flat in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 5
Grade Bapartmentbudget

T2 flat in Rua Bartolomeu Dias, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€360,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €29,837/yr
Average Daily Rate: €183
Payback Period: 15.1 years
5-yr Capital Value: €473,035
10-yr Capital Value: €575,519
Brixfox Score: 63.7 / 100
Comparable Properties: 82
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€435,210

+20.9% over asking

Asking price€360,000
IMT — Property transfer tax (investment schedule)€16,630
IS — Stamp duty (0.8%)€2,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,400
Total acquisition costs€26,160
Renovation (est. €350/m² × 92 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€32,200
(€23,000–€41,400)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€435,210

Gross yield (asking price)

8.3%

True gross yield (all-in)

6.9%

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: 1
Building: 92 m²
Style: dated
Condition: fair
Year Built: 1991
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
17.99
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.84
Rental Demand
4.47
Payback Speed
3
STR Suitability
3

Description

T2 Apartment with Unobstructed Views of the River and City – Praia da Rocha Excellent T2 apartment located in one of the most sought-after areas of Praia da Rocha, ideal for those seeking comfort, tranquility, and proximity to the sea. The property stands out for its good areas and excellent space distribution, offer

Location

📍 37.1175°N, 8.5343°W

· Portimão, Algarve, Portugal

View on Medina Properties →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Bartolomeu Dias, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 5.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$89K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$1,812/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
18.0 yr
Rental only

Property details

Year built: 1991
Energy: C
Condition: fair

Description

T2 Apartment with Unobstructed Views of the River and City – Praia da Rocha Excellent T2 apartment located in one of the most sought-after areas of Praia da Rocha, ideal for those seeking comfort, tranquility, and proximity to the sea. The property stands out for its good areas and excellent space distribution, offer

Income Breakdown

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Nightly Rate (ADR)
$264/night
50% ($122)Brixfox estimate($264/night)200% ($487)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$21,743
Airbnb data$264/night · 45% occupancy
Rental income
$264/night · 45% occ.
$43,130
Running costs (20%)
Utilities, cleaning, maintenance
-$8,626
Income tax (10%)
Indonesian rental income tax
-$12,077
Property tax
Annual property tax
-$685
Net income
5.6% ROI
$21,743

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$391,304
IMT (transfer tax, investment schedule)$18,076
Imposto de Selo (stamp duty)$3,130
Notary & registration$1,359
Legal / due diligence$5,870
Total acquisition costs$28,435
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$35,000
($25,000–$45,000)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$473,054

Gross yield (asking)

11.0%

True gross yield (all-in)

9.1%

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.

$2.4M$1.8M$1.2M$609K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $360K
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 15: 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
$438K
+22%
Rental Income
+$106K
Total Position
$544K
+51%
8.6%/yr
Year 10
Capital Value
$533K
+48%
Rental Income
+$229K
Total Position
$762K
+112%
7.8%/yr
Year 20
Capital Value
$789K
+119%
Rental Income
+$538K
Total Position
$1.3M
+268%
6.7%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$952K
Total Position
$2.1M
+489%
6.1%/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
Good
5.6% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$243 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $243 — 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 45% — 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.
5.0%
$1,632/mo
40% occ.
6.7%
$2,195/mo
45% occ.
7.5%
$2,459/mo
current
55% occ.
9.3%
$3,022/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.