T4 flat in Três Castelos, Portimão
T4 flat in Três Castelos, Portimão — image 2T4 flat in Três Castelos, Portimão — image 3T4 flat in Três Castelos, Portimão — image 4T4 flat in Três Castelos, Portimão — image 5
Grade B+apartmentmid-range

T4 flat in Três Castelos, Portimão

Portimão · Western Algarve ·

€348,000

Asking Price (EUR)

13.6%

True Net Yield (Owner, all-in)

9.4%

True Net Yield (Managed, all-in)

21.0%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €87,309/yr
Average Daily Rate: €546
Payback Period: 4.9 years
5-yr Capital Value: €457,267
10-yr Capital Value: €556,335
Brixfox Score: 74.5 / 100
Comparable Properties: 6
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€416,009

+19.5% over asking

Asking price€348,000
IMT — Property transfer tax (investment schedule)€15,670
IS — Stamp duty (0.8%)€2,784
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,220
Total acquisition costs€24,924
Renovation (est. €55/m² × 137 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,535
(€4,110–€10,960)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€416,009

Gross yield (asking price)

25.1%

True gross yield (all-in)

21.0%

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: 4
Bathrooms: 3
Building: 137 m²
Style: portuguese-traditional
Condition: good
Year Built: 1996
Energy Certificate: C
View

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
4.74
Rental Demand
4.38
Payback Speed
5
STR Suitability
3

Description

This was a large apartment which has been separated into 2 smaller apartments. The ideal property for an extended family. Giving each their own space yet still together. 1 apartment has a long hallway, family bathroom, guest wc, open plan living area with fitted kitchen & balcony with sea view & 2 bedrooms each with fi

Location

📍 37.1267°N, 8.5476°W

· Portimão, Algarve, Portugal

View on Habita Algarve →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T4 flat in Três Castelos, Portimão

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

Grade B+ investment — short-term rental yields 17.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+22.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$86K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.4%
$5,482/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
5.7 yr
Rental only

Property details

Year built: 1996
Energy: C
Condition: good

Description

This was a large apartment which has been separated into 2 smaller apartments. The ideal property for an extended family. Giving each their own space yet still together. 1 apartment has a long hallway, family bathroom, guest wc, open plan living area with fitted kitchen & balcony with sea view & 2 bedrooms each with fi

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$799/night
50% ($367)Brixfox estimate($799/night)200% ($1469)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$65,788
Airbnb data$799/night · 44% occupancy
Rental income
$799/night · 44% occ.
$127,788
Running costs (20%)
Utilities, cleaning, maintenance
-$25,558
Income tax (10%)
Indonesian rental income tax
-$35,781
Property tax
Annual property tax
-$662
Net income
17.4% ROI
$65,788

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$378,261
IMT (transfer tax, investment schedule)$17,033
Imposto de Selo (stamp duty)$3,026
Notary & registration$1,359
Legal / due diligence$5,674
Total acquisition costs$27,091
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,190
($4,467–$11,913)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$452,184

Gross yield (asking)

33.8%

True gross yield (all-in)

28.3%

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.

$4.6M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $348K
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 6: 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
$423K
+22%
Rental Income
+$321K
Total Position
$745K
+114%
16.4%/yr
Year 10
Capital Value
$515K
+48%
Rental Income
+$694K
Total Position
$1.2M
+247%
13.3%/yr
Year 20
Capital Value
$763K
+119%
Rental Income
+$1.6M
Total Position
$2.4M
+586%
10.1%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$2.9M
Total Position
$4.0M
+1052%
8.5%/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
17.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$735 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 17.4% — outperforms most villas in this market
Premium nightly rate of $735 — 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 44% — 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.
16.0%
$5,046/mo
40% occ.
21.4%
$6,746/mo
44% occ.
23.5%
$7,399/mo
current
54% occ.
28.9%
$9,100/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.