T2 flat in Rua D Carlos I, Zona Ribeirinha, Portimão Cidade, Portimão
T2 flat in Rua D Carlos I, Zona Ribeirinha, Portimão Cidade, Portimão — image 2T2 flat in Rua D Carlos I, Zona Ribeirinha, Portimão Cidade, Portimão — image 3T2 flat in Rua D Carlos I, Zona Ribeirinha, Portimão Cidade, Portimão — image 4T2 flat in Rua D Carlos I, Zona Ribeirinha, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

T2 flat in Rua D Carlos I, Zona Ribeirinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€320,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €27,667/yr
Average Daily Rate: €155
Payback Period: 14.4 years
5-yr Capital Value: €420,475
10-yr Capital Value: €511,572
Brixfox Score: 65.2 / 100
Comparable Properties: 84
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.

€366,890

+14.7% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€366,890

Gross yield (asking price)

8.7%

True gross yield (all-in)

7.5%

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: 2
Bathrooms: 1
Building: 74 m²
Style: modern
Condition: excellent
Year Built: 1980
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

mirrored-wallrecessed-lightinggeometric-rug

Score Breakdown

ROI
18.49
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.48
Rental Demand
4.89
Payback Speed
3
STR Suitability
3

Description

Renovated 1-Bedroom Apartment in Building H3 – Modern, Comfortable, and Well-Located! We present this fantastic, fully renovated 1-bedroom apartment, located in Building H3, in Portimão. With a modern and functional design, this property is perfect for your own residence or as an investment, offering comfort and proxi

Location

📍 37.1310°N, 8.5377°W

· Portimão, Algarve, Portugal

View on ALLGARVE Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua D Carlos I, Zona Ribeirinha, Portimão Cidade, Portimão

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

Grade B+ investment — short-term rental yields 5.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$79K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$1,692/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
17.1 yr
Rental only

Property details

Year built: 1980
Energy: E
Condition: excellent

Description

Renovated 1-Bedroom Apartment in Building H3 – Modern, Comfortable, and Well-Located! We present this fantastic, fully renovated 1-bedroom apartment, located in Building H3, in Portimão. With a modern and functional design, this property is perfect for your own residence or as an investment, offering comfort and proxi

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$225/night
50% ($104)Brixfox estimate($225/night)200% ($415)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$20,306
Airbnb data$225/night · 49% occupancy
Rental income
$225/night · 49% occ.
$40,221
Running costs (20%)
Utilities, cleaning, maintenance
-$8,044
Income tax (10%)
Indonesian rental income tax
-$11,262
Property tax
Annual property tax
-$609
Net income
5.8% ROI
$20,306

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$347,826
IMT (transfer tax, investment schedule)$14,598
Imposto de Selo (stamp duty)$2,783
Notary & registration$1,359
Legal / due diligence$5,217
Total acquisition costs$23,957
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$398,793

Gross yield (asking)

11.6%

True gross yield (all-in)

10.1%

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.

$2.2M$1.7M$1.1M$554K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$389K
+22%
Rental Income
+$99K
Total Position
$489K
+53%
8.8%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$214K
Total Position
$688K
+115%
8.0%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$502K
Total Position
$1.2M
+276%
6.8%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$889K
Total Position
$1.9M
+502%
6.2%/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
5.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$207 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

Premium nightly rate of $207 — 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 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.
4.8%
$1,389/mo
40% occ.
6.4%
$1,869/mo
49% occ.
7.9%
$2,295/mo
current
59% occ.
9.6%
$2,775/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.