T3 flat in Rua Trindade Baptista, Boavista, Portimão
T3 flat in Rua Trindade Baptista, Boavista, Portimão — image 2T3 flat in Rua Trindade Baptista, Boavista, Portimão — image 3T3 flat in Rua Trindade Baptista, Boavista, Portimão — image 4T3 flat in Rua Trindade Baptista, Boavista, Portimão — image 5
Grade Aapartmentmid-range

T3 flat in Rua Trindade Baptista, Boavista, Portimão

Portimão · Western Algarve ·

€285,000

Asking Price (EUR)

18.3%

True Net Yield (Owner, all-in)

12.7%

True Net Yield (Managed, all-in)

28.2%

True Gross Yield

56%

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: €94,267/yr
Average Daily Rate: €460
Payback Period: 3.8 years
5-yr Capital Value: €374,486
10-yr Capital Value: €455,619
Brixfox Score: 75 / 100
Comparable Properties: 11
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€333,952

+17.2% over asking

Asking price€285,000
IMT — Property transfer tax (investment schedule)€10,947
IS — Stamp duty (0.8%)€2,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,275
Total acquisition costs€18,752
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)€333,952

Gross yield (asking price)

33.1%

True gross yield (all-in)

28.2%

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: 91 m²
Style: modern
Condition: excellent
Year Built: 1988
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

two-tone kitchen cabinetsintegrated appliancessliding door to kitchen

Score Breakdown

ROI
25
Visual Appeal
10.2
Ownership Security
13
Location
9.36
Land & Space
3.82
Rental Demand
5.61
Payback Speed
5
STR Suitability
3

Description

T3 apartment near Aqua Portimão, fully renovated Property Highlights: - 3 bedrooms, one with a built-in wardrobe - 2 bathrooms with shower trays, one with natural light - Kitchen equipped with induction hob, oven, water heater, extractor fan, and modern cabinets - Laundry area - Large living room with access to a bal

Location

📍 37.1477°N, 8.5410°W

· Portimão, Algarve, Portugal

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

T3 flat in Rua Trindade Baptista, Boavista, Portimão

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

Grade A investment — short-term rental yields 22.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+27.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$70K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
22.8%
$5,887/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.4 yr
Rental only

Property details

Year built: 1988
Energy: D
Condition: excellent

Description

T3 apartment near Aqua Portimão, fully renovated Property Highlights: - 3 bedrooms, one with a built-in wardrobe - 2 bathrooms with shower trays, one with natural light - Kitchen equipped with induction hob, oven, water heater, extractor fan, and modern cabinets - Laundry area - Large living room with access to a bal

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$668/night
50% ($307)Brixfox estimate($668/night)200% ($1229)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$70,640
Airbnb data$668/night · 56% occupancy
Rental income
$668/night · 56% occ.
$136,888
Running costs (20%)
Utilities, cleaning, maintenance
-$27,378
Income tax (10%)
Indonesian rental income tax
-$38,329
Property tax
Annual property tax
-$542
Net income
22.8% ROI
$70,640

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$309,783
IMT (transfer tax, investment schedule)$11,899
Imposto de Selo (stamp duty)$2,478
Notary & registration$1,359
Legal / due diligence$4,647
Total acquisition costs$20,383
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$362,991

Gross yield (asking)

44.2%

True gross yield (all-in)

37.7%

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.

$4.6M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $285K
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 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$347K
+22%
Rental Income
+$345K
Total Position
$692K
+143%
19.4%/yr
Year 10
Capital Value
$422K
+48%
Rental Income
+$745K
Total Position
$1.2M
+309%
15.1%/yr
Year 20
Capital Value
$624K
+119%
Rental Income
+$1.7M
Total Position
$2.4M
+732%
11.2%/yr
Year 30
Capital Value
$924K
+224%
Rental Income
+$3.1M
Total Position
$4.0M
+1309%
9.2%/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
Strong
22.8% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$615 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 22.8% — outperforms most villas in this market
Premium nightly rate of $615 — 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 56% — 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

36% occ.
19.7%
$5,095/mo
46% occ.
25.2%
$6,518/mo
56% occ.
30.8%
$7,940/mo
current
66% occ.
36.3%
$9,362/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.