T3 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão
T3 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 2T3 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 3T3 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 4T3 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 5
Grade B+apartmentbudget

T3 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€285,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% 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: €28,468/yr
Average Daily Rate: €127
Payback Period: 12.2 years
5-yr Capital Value: €374,486
10-yr Capital Value: €455,619
Brixfox Score: 66.2 / 100
Comparable Properties: 23
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€367,002

+28.8% over asking

Asking price€285,000
IMT — Property transfer tax (investment schedule)€10,947
IS — Stamp duty (0.8%)€2,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,275
Total acquisition costs€18,752
Renovation (est. €350/m² × 123 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€43,050
(€30,750–€55,350)
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)€367,002

Gross yield (asking price)

10.0%

True gross yield (all-in)

7.8%

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: 123 m²
Style: dated
Condition: fair
Year Built: 1988
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese tile flooringornate wooden display cabinetscrocheted tablecloth

Score Breakdown

ROI
20.41
Visual Appeal
6.8
Ownership Security
13
Location
9.36
Land & Space
4.46
Rental Demand
6.14
Payback Speed
3
STR Suitability
3

Description

Excellent 3-bedroom apartment, located between Avenida 25 de Abril and RuaNossa Senhora do Amparo, in a prime and highly sought-after area.   The property comprises a welcoming entrance hall, a spacious and brightliving room, a hallway, three comfortable bedrooms, a spacious and functionalkitchen, and an enclosed sunro

Location

📍 37.1296°N, 8.5398°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T3 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão

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

Grade B+ investment — short-term rental yields 6.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$70K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$1,786/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.5 yr
Rental only

Property details

Year built: 1988
Energy: C
Condition: fair

Description

Excellent 3-bedroom apartment, located between Avenida 25 de Abril and RuaNossa Senhora do Amparo, in a prime and highly sought-after area.   The property comprises a welcoming entrance hall, a spacious and brightliving room, a hallway, three comfortable bedrooms, a spacious and functionalkitchen, and an enclosed sunro

Income Breakdown

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Nightly Rate (ADR)
$189/night
50% ($87)Brixfox estimate($189/night)200% ($347)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$21,429
Airbnb data$189/night · 61% occupancy
Rental income
$189/night · 61% occ.
$42,252
Running costs (20%)
Utilities, cleaning, maintenance
-$8,450
Income tax (10%)
Indonesian rental income tax
-$11,831
Property tax
Annual property tax
-$542
Net income
6.9% ROI
$21,429

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$309,783
IMT (transfer tax, investment schedule)$11,899
Imposto de Selo (stamp duty)$2,478
Notary & registration$1,359
Legal / due diligence$4,647
Total acquisition costs$20,383
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$46,793
($33,424–$60,163)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$398,915

Gross yield (asking)

13.6%

True gross yield (all-in)

10.6%

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$535K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $285K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$347K
+22%
Rental Income
+$105K
Total Position
$451K
+58%
9.6%/yr
Year 10
Capital Value
$422K
+48%
Rental Income
+$226K
Total Position
$648K
+127%
8.6%/yr
Year 20
Capital Value
$624K
+119%
Rental Income
+$530K
Total Position
$1.2M
+305%
7.2%/yr
Year 30
Capital Value
$924K
+224%
Rental Income
+$938K
Total Position
$1.9M
+553%
6.5%/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
Good
6.9% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Good
$174 per night
Visual Appeal
Weak
3/10 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
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

41% occ.
6.3%
$1,616/mo
51% occ.
7.8%
$2,018/mo
61% occ.
9.4%
$2,419/mo
current
71% occ.
10.9%
$2,821/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.