T1 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão
T1 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 2T1 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 3T1 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 4T1 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 5
Grade Bapartmentmid-range

T1 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€225,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

41%

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: €13,388/yr
Average Daily Rate: €89
Payback Period: 20.9 years
5-yr Capital Value: €295,647
10-yr Capital Value: €359,699
Brixfox Score: 58.7 / 100
Comparable Properties: 84
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€263,032

+16.9% over asking

Asking price€225,000
IMT — Property transfer tax (investment schedule)€6,747
IS — Stamp duty (0.8%)€1,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,375
Total acquisition costs€13,172
Renovation (est. €55/m² × 52 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,860
(€1,560–€4,160)
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)€263,032

Gross yield (asking price)

6.0%

True gross yield (all-in)

5.1%

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
Building: 52 m²
Style: contemporary
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-story balconiescommunal swimming poolcoastal proximity

Score Breakdown

ROI
15.14
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.04
Rental Demand
4.13
Payback Speed
1
STR Suitability
3

Description

One-bedroom apartment located on the ground floor, situated in a quiet and well-maintained urbanization in Alto do Pacheco (Alto do Quintão), in the city of Portimão. This property offers a functional and comfortable layout, ideal for permanent residence, a holiday home, or investment in the rental market. The condomin

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

T1 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão

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

Grade B investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$55K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$808/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.2 yr
Rental only

Property details

Condition: good

Description

One-bedroom apartment located on the ground floor, situated in a quiet and well-maintained urbanization in Alto do Pacheco (Alto do Quintão), in the city of Portimão. This property offers a functional and comfortable layout, ideal for permanent residence, a holiday home, or investment in the rental market. The condomin

Income Breakdown

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Nightly Rate (ADR)
$129/night
50% ($59)Brixfox estimate($129/night)200% ($237)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$9,693
Airbnb data$129/night · 41% occupancy
Rental income
$129/night · 41% occ.
$19,464
Running costs (20%)
Utilities, cleaning, maintenance
-$3,893
Income tax (10%)
Indonesian rental income tax
-$5,450
Property tax
Annual property tax
-$428
Net income
4.0% ROI
$9,693

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$244,565
IMT (transfer tax, investment schedule)$7,334
Imposto de Selo (stamp duty)$1,957
Notary & registration$1,359
Legal / due diligence$3,668
Total acquisition costs$14,317
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,109
($1,696–$4,522)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$285,904

Gross yield (asking)

8.0%

True gross yield (all-in)

6.8%

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.

$1.3M$995K$664K$332K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $225K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$274K
+22%
Rental Income
+$47K
Total Position
$321K
+43%
7.4%/yr
Year 10
Capital Value
$333K
+48%
Rental Income
+$102K
Total Position
$435K
+93%
6.8%/yr
Year 20
Capital Value
$493K
+119%
Rental Income
+$240K
Total Position
$733K
+226%
6.1%/yr
Year 30
Capital Value
$730K
+224%
Rental Income
+$424K
Total Position
$1.2M
+413%
5.6%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Average
$119 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 4.0% 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.
3.9%
$789/mo
40% occ.
5.2%
$1,063/mo
41% occ.
5.4%
$1,100/mo
current
51% occ.
6.7%
$1,374/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.