T3 flat in Avenida 25 de Abril, Portimão
T3 flat in Avenida 25 de Abril, Portimão — image 2T3 flat in Avenida 25 de Abril, Portimão — image 3T3 flat in Avenida 25 de Abril, Portimão — image 4T3 flat in Avenida 25 de Abril, Portimão — image 5
Grade Aapartmentmid-range

T3 flat in Avenida 25 de Abril, Portimão

Portimão · Western Algarve ·

€345,000

Asking Price (EUR)

9.7%

True Net Yield (Owner, all-in)

6.7%

True Net Yield (Managed, all-in)

14.9%

True Gross Yield

59%

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: €59,424/yr
Average Daily Rate: €274
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 7.2 years
5-yr Capital Value: €453,325
10-yr Capital Value: €551,539
Brixfox Score: 75.9 / 100
Comparable Properties: 29
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.

€399,815

+15.9% over asking

Asking price€345,000
IMT — Property transfer tax (investment schedule)€15,430
IS — Stamp duty (0.8%)€2,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,175
Total acquisition costs€24,615
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€399,815

Gross yield (asking price)

17.2%

True gross yield (all-in)

14.9%

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: 3
Bathrooms: 2
Building: 122 m²
Style: contemporary
Condition: excellent
Year Built: 1976
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

enclosed-balcony-with-city-viewmodern-white-gloss-kitchen-cabinetsgranite-countertops

Score Breakdown

ROI
25
Visual Appeal
10.2
Ownership Security
13
Location
9.36
Land & Space
4.44
Rental Demand
5.95
Payback Speed
5
STR Suitability
3

Description

**Apartment for Sale in the Heart of Portimão** Discover this wonderful 122 m² apartment, ideally located in the center of Portimão, a few steps from the Marina and the stunning beaches of Rocha, Três Castelos, and Vau. With a spacious 20.64 m² living room equipped with air conditioning, this property offers all the c

Location

📍 37.1315°N, 8.5368°W

· Portimão, Algarve, Portugal

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

T3 flat in Avenida 25 de Abril, Portimão

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

Grade A investment — short-term rental yields 11.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+16.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$85K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.8%
$3,680/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.5 yr
Rental only

Property details

Year built: 1976
Energy: B-
Condition: excellent

Description

**Apartment for Sale in the Heart of Portimão** Discover this wonderful 122 m² apartment, ideally located in the center of Portimão, a few steps from the Marina and the stunning beaches of Rocha, Três Castelos, and Vau. With a spacious 20.64 m² living room equipped with air conditioning, this property offers all the c

Income Breakdown

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Nightly Rate (ADR)
$397/night
50% ($183)Brixfox estimate($397/night)200% ($730)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$44,157
Airbnb data$397/night · 59% occupancy
Rental income
$397/night · 59% occ.
$86,179
Running costs (20%)
Utilities, cleaning, maintenance
-$17,236
Income tax (10%)
Indonesian rental income tax
-$24,130
Property tax
Annual property tax
-$656
Net income
11.8% ROI
$44,157

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$375,000
IMT (transfer tax, investment schedule)$16,772
Imposto de Selo (stamp duty)$3,000
Notary & registration$1,359
Legal / due diligence$5,625
Total acquisition costs$26,755
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$434,582

Gross yield (asking)

23.0%

True gross yield (all-in)

19.8%

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.

$3.5M$2.6M$1.8M$877K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $345K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$420K
+22%
Rental Income
+$216K
Total Position
$635K
+84%
13.0%/yr
Year 10
Capital Value
$511K
+48%
Rental Income
+$466K
Total Position
$976K
+183%
11.0%/yr
Year 20
Capital Value
$756K
+119%
Rental Income
+$1.1M
Total Position
$1.8M
+436%
8.8%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.9M
Total Position
$3.1M
+785%
7.5%/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
Strong
11.8% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$365 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

High rental yield at 11.8% — outperforms most villas in this market
Premium nightly rate of $365 — 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 59% — 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

39% occ.
10.5%
$3,282/mo
49% occ.
13.2%
$4,127/mo
59% occ.
15.9%
$4,972/mo
current
69% occ.
18.6%
$5,817/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.