T1 flat in Encosta da Marina, Portimão
T1 flat in Encosta da Marina, Portimão — image 2T1 flat in Encosta da Marina, Portimão — image 3T1 flat in Encosta da Marina, Portimão — image 4T1 flat in Encosta da Marina, Portimão — image 5
Grade B+apartmentmid-range

T1 flat in Encosta da Marina, Portimão

Portimão · Western Algarve ·

€325,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €25,218/yr
Average Daily Rate: €139
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 15.9 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 67.6 / 100
Comparable Properties: 92
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€375,055

+15.4% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 100 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,500
(€3,000–€8,000)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€375,055

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.7%

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: 100 m²
Style: contemporary
Condition: good
Year Built: 2006
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal poolbalcony with panoramic viewsmodern building facade

Score Breakdown

ROI
17.44
Visual Appeal
12.8
Ownership Security
13
Location
9.36
Land & Space
4
Rental Demand
4.97
Payback Speed
3
STR Suitability
3

Description

Located in the heart of Portimão, this stunning 4-storey condominium offers a perfect blend of comfort and luxury. With 61.06 square meters of living area, this top floor apartment boasts a spacious interior, perfect for a relaxing retreat. The 1 bedroom and 1 bathroom provide ample space for a comfortable living exper

Location

📍 37.1256°N, 8.5338°W

· Portimão, Algarve, Portugal

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

T1 flat in Encosta da Marina, Portimão

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

Grade B+ investment — short-term rental yields 5.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$80K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$1,546/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.0 yr
Rental only

Property details

Year built: 2006
Energy: C
Condition: good

Description

Located in the heart of Portimão, this stunning 4-storey condominium offers a perfect blend of comfort and luxury. With 61.06 square meters of living area, this top floor apartment boasts a spacious interior, perfect for a relaxing retreat. The 1 bedroom and 1 bathroom provide ample space for a comfortable living exper

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$203/night
50% ($93)Brixfox estimate($203/night)200% ($374)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$18,549
Airbnb data$203/night · 50% occupancy
Rental income
$203/night · 50% occ.
$36,861
Running costs (20%)
Utilities, cleaning, maintenance
-$7,372
Income tax (10%)
Indonesian rental income tax
-$10,321
Property tax
Annual property tax
-$618
Net income
5.3% ROI
$18,549

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,978
($3,261–$8,696)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$407,668

Gross yield (asking)

10.4%

True gross yield (all-in)

9.0%

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.

$2.1M$1.6M$1.1M$536K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$91K
Total Position
$486K
+50%
8.4%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$196K
Total Position
$677K
+108%
7.6%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$459K
Total Position
$1.2M
+260%
6.6%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$812K
Total Position
$1.9M
+474%
6.0%/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
5.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$187 per night
Visual Appeal
Good
7/10 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 50% — 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.
4.2%
$1,246/mo
40% occ.
5.7%
$1,679/mo
50% occ.
7.1%
$2,099/mo
current
60% occ.
8.6%
$2,531/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.