T3 flat, Quinta do Amparo, 41, Portimão
T3 flat, Quinta do Amparo, 41, Portimão — image 2T3 flat, Quinta do Amparo, 41, Portimão — image 3T3 flat, Quinta do Amparo, 41, Portimão — image 4T3 flat, Quinta do Amparo, 41, Portimão — image 5
Grade Aapartmentbudget

T3 flat, Quinta do Amparo, 41, Portimão

Portimão · Western Algarve ·

€293,000

Asking Price (EUR)

9.1%

True Net Yield (Owner, all-in)

6.3%

True Net Yield (Managed, all-in)

14.0%

True Gross Yield

63%

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: €52,153/yr
Average Daily Rate: €228
Payback Period: 7.0 years
5-yr Capital Value: €384,998
10-yr Capital Value: €468,409
Brixfox Score: 75.9 / 100
Comparable Properties: 24
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€372,246

+27.0% over asking

Asking price€293,000
IMT — Property transfer tax (investment schedule)€11,507
IS — Stamp duty (0.8%)€2,344
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,395
Total acquisition costs€19,496
Renovation (est. €350/m² × 113 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€39,550
(€28,250–€50,850)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€372,246

Gross yield (asking price)

17.8%

True gross yield (all-in)

14.0%

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
Bathrooms: 2
Building: 113 m²
Style: dated
Condition: fair
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.26
Rental Demand
6.26
Payback Speed
5
STR Suitability
3

Description

Spacious 3-bedroom apartment in the center – Quinta do Amparo Excellent opportunity to acquire a spacious 3-bedroom apartment with 113 m², in good condition, located in one of the most sought-after areas of Portimão – Quinta do Amparo. Situated on the 1st floor of a building with an elevator, recently painted, this a

Location

📍 37.1319°N, 8.5400°W

· Portimão, Algarve, Portugal

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

T3 flat, Quinta do Amparo, 41, Portimão

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

Grade A investment — short-term rental yields 12.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+17.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$72K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.2%
$3,237/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.2 yr
Rental only

Property details

Energy: D
Condition: fair

Description

Spacious 3-bedroom apartment in the center – Quinta do Amparo Excellent opportunity to acquire a spacious 3-bedroom apartment with 113 m², in good condition, located in one of the most sought-after areas of Portimão – Quinta do Amparo. Situated on the 1st floor of a building with an elevator, recently painted, this a

Income Breakdown

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Nightly Rate (ADR)
$332/night
50% ($153)Brixfox estimate($332/night)200% ($610)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$38,839
Airbnb data$332/night · 63% occupancy
Rental income
$332/night · 63% occ.
$75,762
Running costs (20%)
Utilities, cleaning, maintenance
-$15,152
Income tax (10%)
Indonesian rental income tax
-$21,213
Property tax
Annual property tax
-$557
Net income
12.2% ROI
$38,839

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$318,478
IMT (transfer tax, investment schedule)$12,508
Imposto de Selo (stamp duty)$2,548
Notary & registration$1,359
Legal / due diligence$4,777
Total acquisition costs$21,191
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$42,989
($30,707–$55,272)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$404,615

Gross yield (asking)

23.8%

True gross yield (all-in)

18.7%

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.

$3.0M$2.3M$1.5M$762K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $293K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$356K
+22%
Rental Income
+$190K
Total Position
$546K
+86%
13.3%/yr
Year 10
Capital Value
$434K
+48%
Rental Income
+$410K
Total Position
$843K
+188%
11.2%/yr
Year 20
Capital Value
$642K
+119%
Rental Income
+$960K
Total Position
$1.6M
+447%
8.9%/yr
Year 30
Capital Value
$950K
+224%
Rental Income
+$1.7M
Total Position
$2.7M
+805%
7.6%/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
12.2% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$305 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.2% — outperforms most villas in this market
Premium nightly rate of $305 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

43% occ.
11.2%
$2,961/mo
53% occ.
13.8%
$3,667/mo
63% occ.
16.5%
$4,373/mo
current
73% occ.
19.1%
$5,079/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.