T2 flat in Rua Dom Afonso V, Três Castelos, Portimão
T2 flat in Rua Dom Afonso V, Três Castelos, Portimão — image 2T2 flat in Rua Dom Afonso V, Três Castelos, Portimão — image 3T2 flat in Rua Dom Afonso V, Três Castelos, Portimão — image 4T2 flat in Rua Dom Afonso V, Três Castelos, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Rua Dom Afonso V, Três Castelos, Portimão

Portimão · Western Algarve ·

€380,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

42%

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: €28,131/yr
Average Daily Rate: €183
+7.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 16.8 years
5-yr Capital Value: €499,314
10-yr Capital Value: €607,492
Brixfox Score: 62.7 / 100
Comparable Properties: 84
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.

€439,725

+15.7% over asking

Asking price€380,000
IMT — Property transfer tax (investment schedule)€18,230
IS — Stamp duty (0.8%)€3,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,700
Total acquisition costs€28,220
Renovation (est. €55/m² × 121 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,655
(€3,630–€9,680)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€439,725

Gross yield (asking price)

7.4%

True gross yield (all-in)

6.4%

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: 2
Bathrooms: 2
Building: 121 m²
Style: contemporary
Condition: good
Year Built: 2007
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced building designmodern reception area

Score Breakdown

ROI
16.95
Visual Appeal
9.8
Ownership Security
13
Location
9.36
Land & Space
4.42
Rental Demand
4.21
Payback Speed
2
STR Suitability
3

Description

For sale: Excellent 2-bedroom apartment for residential use, located 5 minutes from Praia da Rocha, Portimão, in the Oceano Atlantico development with enormous tourist potential, with a 24-hour reception, restaurant, bar, gym, indoor and outdoor pool. The apartment is available furnished and equipped, consisting of an

Location

📍 37.1256°N, 8.5487°W

· Portimão, Algarve, Portugal

View on Ética Management →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Dom Afonso V, Três Castelos, Portimão

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

Grade B investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$94K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$1,712/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
20.1 yr
Rental only

Property details

Year built: 2007
Energy: D
Condition: good

Description

For sale: Excellent 2-bedroom apartment for residential use, located 5 minutes from Praia da Rocha, Portimão, in the Oceano Atlantico development with enormous tourist potential, with a 24-hour reception, restaurant, bar, gym, indoor and outdoor pool. The apartment is available furnished and equipped, consisting of an

Income Breakdown

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Nightly Rate (ADR)
$266/night
50% ($122)Brixfox estimate($266/night)200% ($490)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$20,543
Airbnb data$266/night · 42% occupancy
Rental income
$266/night · 42% occ.
$40,896
Running costs (20%)
Utilities, cleaning, maintenance
-$8,179
Income tax (10%)
Indonesian rental income tax
-$11,451
Property tax
Annual property tax
-$723
Net income
5.0% ROI
$20,543

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$413,043
IMT (transfer tax, investment schedule)$19,815
Imposto de Selo (stamp duty)$3,304
Notary & registration$1,359
Legal / due diligence$6,196
Total acquisition costs$30,674
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,234
($3,946–$10,522)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$477,962

Gross yield (asking)

9.9%

True gross yield (all-in)

8.6%

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.

$2.5M$1.8M$1.2M$613K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $380K
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
$462K
+22%
Rental Income
+$100K
Total Position
$563K
+48%
8.2%/yr
Year 10
Capital Value
$562K
+48%
Rental Income
+$217K
Total Position
$779K
+105%
7.4%/yr
Year 20
Capital Value
$833K
+119%
Rental Income
+$508K
Total Position
$1.3M
+253%
6.5%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$899K
Total Position
$2.1M
+461%
5.9%/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
5.0% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$245 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

Premium nightly rate of $245 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 5.0% 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.
4.8%
$1,639/mo
40% occ.
6.4%
$2,206/mo
42% occ.
6.8%
$2,325/mo
current
52% occ.
8.4%
$2,892/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.