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 B+apartmentmid-range

T3 flat in Avenida 25 de Abril, Portimão

Portimão · Western Algarve ·

€345,000

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

10.0%

True Gross Yield

47%

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: €40,012/yr
Average Daily Rate: €231
Payback Period: 10.8 years
5-yr Capital Value: €453,325
10-yr Capital Value: €551,539
Brixfox Score: 70.6 / 100
Comparable Properties: 26
Data Confidence: 87%
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)

11.6%

True gross yield (all-in)

10.0%

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
Building: 121 m²
Style: contemporary
Condition: excellent
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern kitchen with granite countertopsbalcony access from living room and kitchenbuilt-in wardrobe with sliding doors

Score Breakdown

ROI
22.07
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.42
Rental Demand
4.74
Payback Speed
4
STR Suitability
3

Description

T3 apartment completely renovated. This apartment has been completely renovated and modernized. Comprising an entrance hall, large living room, spacious kitchen, 3 bedrooms, two bathrooms and a pantry. The property also has a balcony and a large sunroom. It is located on a 4th floor, with the building having 2 elevat

Location

📍 37.1356°N, 8.5377°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
0 Baths
Built Area
121 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+12.8%
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
7.8%
$2,452/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
12.7 yr
Rental only

Property details

Condition: excellent

Description

T3 apartment completely renovated. This apartment has been completely renovated and modernized. Comprising an entrance hall, large living room, spacious kitchen, 3 bedrooms, two bathrooms and a pantry. The property also has a balcony and a large sunroom. It is located on a 4th floor, with the building having 2 elevat

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$335/night
50% ($154)Brixfox estimate($335/night)200% ($615)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$29,425
Airbnb data$335/night · 47% occupancy
Rental income
$335/night · 47% occ.
$57,848
Running costs (20%)
Utilities, cleaning, maintenance
-$11,570
Income tax (10%)
Indonesian rental income tax
-$16,197
Property tax
Annual property tax
-$656
Net income
7.8% ROI
$29,425

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)

15.4%

True gross yield (all-in)

13.3%

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.

$2.8M$2.1M$1.4M$692K$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 11: 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
$420K
+22%
Rental Income
+$144K
Total Position
$563K
+63%
10.3%/yr
Year 10
Capital Value
$511K
+48%
Rental Income
+$310K
Total Position
$821K
+138%
9.1%/yr
Year 20
Capital Value
$756K
+119%
Rental Income
+$727K
Total Position
$1.5M
+330%
7.6%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.3M
Total Position
$2.4M
+598%
6.7%/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
7.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$308 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 $308 — 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 47% — 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.
6.7%
$2,082/mo
40% occ.
8.9%
$2,794/mo
47% occ.
10.6%
$3,320/mo
current
57% occ.
12.9%
$4,032/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.