T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão
T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão — image 2T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão — image 3T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão — image 4T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão — image 5
Grade B+apartmentbudget

T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão

Portimão · Western Algarve ·

€235,000

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.5%

True Gross Yield

51%

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: €23,920/yr
Average Daily Rate: €128
Payback Period: 12.3 years
5-yr Capital Value: €308,787
10-yr Capital Value: €375,686
Brixfox Score: 66.9 / 100
Comparable Properties: 83
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€281,852

+19.9% over asking

Asking price€235,000
IMT — Property transfer tax (investment schedule)€7,447
IS — Stamp duty (0.8%)€1,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,525
Total acquisition costs€14,102
Renovation (est. €350/m² × 55 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€19,250
(€13,750–€24,750)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€281,852

Gross yield (asking price)

10.2%

True gross yield (all-in)

8.5%

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: 1
Bathrooms: 1
Building: 55 m²
Style: dated
Condition: fair
Year Built: 1985
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean-proximity

Score Breakdown

ROI
20.32
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.1
Rental Demand
5.13
Payback Speed
3
STR Suitability
3

Description

T1 Apartment - Marivau Building - Praia da Rocha I present to you, a few meters from Amado beach, this fantastic T1 apartment located on the top floor of a 4-story building with an elevator, unobstructed views from the balcony, air conditioning, and an equipped kitchenette. An excellent investment!

Location

📍 37.1188°N, 8.5500°W

· Portimão, Algarve, Portugal

View on House Team Consultores →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão

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

Grade B+ investment — short-term rental yields 6.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$58K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$1,461/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
14.6 yr
Rental only

Property details

Year built: 1985
Energy: E
Condition: fair

Description

T1 Apartment - Marivau Building - Praia da Rocha I present to you, a few meters from Amado beach, this fantastic T1 apartment located on the top floor of a 4-story building with an elevator, unobstructed views from the balcony, air conditioning, and an equipped kitchenette. An excellent investment!

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$185/night
50% ($85)Brixfox estimate($185/night)200% ($340)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$17,531
Airbnb data$185/night · 51% occupancy
Rental income
$185/night · 51% occ.
$34,573
Running costs (20%)
Utilities, cleaning, maintenance
-$6,915
Income tax (10%)
Indonesian rental income tax
-$9,680
Property tax
Annual property tax
-$447
Net income
6.9% ROI
$17,531

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$255,435
IMT (transfer tax, investment schedule)$8,095
Imposto de Selo (stamp duty)$2,043
Notary & registration$1,359
Legal / due diligence$3,832
Total acquisition costs$15,328
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$20,924
($14,946–$26,902)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$306,361

Gross yield (asking)

13.5%

True gross yield (all-in)

11.3%

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.

$1.8M$1.3M$879K$440K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $235K
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 13: 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
$286K
+22%
Rental Income
+$86K
Total Position
$372K
+58%
9.6%/yr
Year 10
Capital Value
$348K
+48%
Rental Income
+$185K
Total Position
$533K
+127%
8.5%/yr
Year 20
Capital Value
$515K
+119%
Rental Income
+$433K
Total Position
$948K
+304%
7.2%/yr
Year 30
Capital Value
$762K
+224%
Rental Income
+$767K
Total Position
$1.5M
+551%
6.4%/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
6.9% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$170 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
5.6%
$1,194/mo
41% occ.
7.5%
$1,587/mo
51% occ.
9.3%
$1,980/mo
current
61% occ.
11.1%
$2,372/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.