T5 flat in Rua Padre Vitorino, 11, Portimão
T5 flat in Rua Padre Vitorino, 11, Portimão — image 2T5 flat in Rua Padre Vitorino, 11, Portimão — image 3T5 flat in Rua Padre Vitorino, 11, Portimão — image 4T5 flat in Rua Padre Vitorino, 11, Portimão — image 5
Grade Aapartmentluxury

T5 flat in Rua Padre Vitorino, 11, Portimão

Portimão · Western Algarve ·

€860,000

Asking Price (EUR)

9.7%

True Net Yield (Owner, all-in)

6.7%

True Net Yield (Managed, all-in)

14.9%

True Gross Yield

67%

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: €148,904/yr
Average Daily Rate: €613
Payback Period: 5.7 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 84 / 100
Comparable Properties: 5
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€999,130

+16.2% over asking

Asking price€860,000
IMT — Property transfer tax (investment schedule)€51,600
IS — Stamp duty (0.8%)€6,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,900
Total acquisition costs€72,630
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€66,500
All-in investment (incl. renovation & furnishing)€999,130

Gross yield (asking price)

17.3%

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: 5
Bathrooms: 4
Building: 383 m²
Style: modern
Condition: excellent
Year Built: 2021
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

slatted wood accent walllarge sliding glass doors to balconyintegrated kitchen island/dining tabletufted ottoman/bench

Score Breakdown

ROI
25
Visual Appeal
14.2
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
8.44
Payback Speed
5
STR Suitability
3

Description

260 m2 of well-being! 70 m2 of balconies. Living room, kitchen, and dining room are the ultimate expression of conviviality, friendship, and well-being. 5 bedrooms, 4 bathrooms, 1 shoe closet, 1 laundry room, and 1 storage room. Garage for 2 cars. Balconies facing south, west, and north. 2 minutes walk to the marke

Location

📍 37.1426°N, 8.5431°W

· Portimão, Algarve, Portugal

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

T5 flat in Rua Padre Vitorino, 11, Portimão

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
383 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 15.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score84
GradeA
Brixfox Intelligence
84AExcellent
Score Breakdown
ROI & Yield92%
Capital Growth88%
Risk Profile85%
Market Demand84%

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
+20.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$212K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.1%
$11,780/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.6 yr
Rental only

Property details

Year built: 2021
Energy: A
Condition: excellent

Description

260 m2 of well-being! 70 m2 of balconies. Living room, kitchen, and dining room are the ultimate expression of conviviality, friendship, and well-being. 5 bedrooms, 4 bathrooms, 1 shoe closet, 1 laundry room, and 1 storage room. Garage for 2 cars. Balconies facing south, west, and north. 2 minutes walk to the marke

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$892/night
50% ($410)Brixfox estimate($892/night)200% ($1642)
Occupancy
84%
10%Brixfox estimate(84%)100%

Short-Term Rental

Yearly income
$141,358
Airbnb data$892/night · 84% occupancy
Rental income
$892/night · 84% occ.
$274,988
Running costs (20%)
Utilities, cleaning, maintenance
-$54,998
Income tax (10%)
Indonesian rental income tax
-$76,997
Property tax
Annual property tax
-$1,636
Net income
15.1% ROI
$141,358

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$934,783
IMT (transfer tax, investment schedule)$56,087
Imposto de Selo (stamp duty)$7,478
Notary & registration$1,359
Legal / due diligence$14,022
Total acquisition costs$78,946
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$72,283
All-in investment$1,086,011

Gross yield (asking)

29.4%

True gross yield (all-in)

25.3%

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.

$10.3M$7.7M$5.2M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $860K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$690K
Total Position
$1.7M
+102%
15.1%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$1.5M
Total Position
$2.8M
+221%
12.4%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$3.5M
Total Position
$5.4M
+525%
9.6%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$6.2M
Total Position
$9.0M
+944%
8.1%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.1% annual return
Occupancy
Strong
84% average occupancy
Nightly Rate
Strong
$821 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 15.1% — outperforms most villas in this market
Strong occupancy at 84% — consistent booking demand
Premium nightly rate of $821 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

64% occ.
15.5%
$12,106/mo
74% occ.
18.0%
$14,006/mo
84% occ.
20.4%
$15,905/mo
current
94% occ.
22.9%
$17,805/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.