T1 flat in Portimão
T1 flat in Portimão — image 2T1 flat in Portimão — image 3T1 flat in Portimão — image 4T1 flat in Portimão — image 5
Grade Bapartmentmid-range

T1 flat in Portimão

Portimão · Western Algarve ·

€374,900

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €16,777/yr
Average Daily Rate: €95
Payback Period: 27.1 years
5-yr Capital Value: €492,613
10-yr Capital Value: €599,339
Brixfox Score: 57.4 / 100
Comparable Properties: 85
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.

€429,435

+14.5% over asking

Asking price€374,900
IMT — Property transfer tax (investment schedule)€17,822
IS — Stamp duty (0.8%)€2,999
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,624
Total acquisition costs€27,695
Renovation (est. €55/m² × 88 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,840
(€2,640–€7,040)
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)€429,435

Gross yield (asking price)

4.5%

True gross yield (all-in)

3.9%

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: 1
Bathrooms: 1
Building: 88 m²
Style: dated
Condition: good
Year Built: 2009
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal pool areatennis court accessmultiple balconies per unit

Score Breakdown

ROI
13.45
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.76
Rental Demand
4.83
Payback Speed
0
STR Suitability
3

Description

Condo/Apartment T1 for sale.

Location

📍 37.1360°N, 8.5367°W

· Portimão, Algarve, Portugal

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

T1 flat in Portimão

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

Grade B investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$92K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$1,023/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.2 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$142/night
50% ($65)Brixfox estimate($142/night)200% ($261)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$12,278
Airbnb data$142/night · 48% occupancy
Rental income
$142/night · 48% occ.
$24,984
Running costs (20%)
Utilities, cleaning, maintenance
-$4,997
Income tax (10%)
Indonesian rental income tax
-$6,995
Property tax
Annual property tax
-$713
Net income
3.0% ROI
$12,278

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$407,500
IMT (transfer tax, investment schedule)$19,372
Imposto de Selo (stamp duty)$3,260
Notary & registration$1,359
Legal / due diligence$6,113
Total acquisition costs$30,103
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,261
($2,870–$7,652)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$466,777

Gross yield (asking)

6.1%

True gross yield (all-in)

5.4%

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.

$2.0M$1.5M$1.0M$504K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$456K
+22%
Rental Income
+$60K
Total Position
$516K
+38%
6.6%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$129K
Total Position
$684K
+83%
6.2%/yr
Year 20
Capital Value
$821K
+119%
Rental Income
+$304K
Total Position
$1.1M
+200%
5.6%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$537K
Total Position
$1.8M
+368%
5.3%/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
Average
3.0% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$130 per night
Visual Appeal
Good
6/10 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
Yield of 3.0% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.5%
$846/mo
40% occ.
3.4%
$1,148/mo
48% occ.
4.1%
$1,398/mo
current
58% occ.
5.0%
$1,700/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.