T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão
T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 2T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 3T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 4T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 5
Grade B+apartmentmid-range

T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€245,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

51%

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: €24,767/yr
Average Daily Rate: €134
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 12.3 years
5-yr Capital Value: €321,926
10-yr Capital Value: €391,673
Brixfox Score: 67.6 / 100
Comparable Properties: 87
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€282,282

+15.2% over asking

Asking price€245,000
IMT — Property transfer tax (investment schedule)€8,147
IS — Stamp duty (0.8%)€1,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,675
Total acquisition costs€15,032
Renovation (est. €55/m² × 50 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,750
(€1,500–€4,000)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€282,282

Gross yield (asking price)

10.1%

True gross yield (all-in)

8.8%

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: 1
Bathrooms: 1
Building: 50 m²
Style: contemporary
Condition: good
Year Built: 1993
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

domed roof towersbeachfront location

Score Breakdown

ROI
20.3
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
3
Rental Demand
5.06
Payback Speed
3
STR Suitability
3

Description

Discover this fantastic, fully furnished and equipped one-bedroom apartment located in the prestigious Praia da Rocha Club in Portimão, just 300 meters from the golden sands of Praia da Rocha – one of the most beautiful beaches in the Algarve. With an unbeatable location, this apartment is ideal for permanent residenc

Location

📍 37.1214°N, 8.5425°W

· Portimão, Algarve, Portugal

View on KW ALFA →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
50 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 Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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%
+$60K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$1,520/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
14.6 yr
Rental only

Property details

Year built: 1993
Energy: D
Condition: good

Description

Discover this fantastic, fully furnished and equipped one-bedroom apartment located in the prestigious Praia da Rocha Club in Portimão, just 300 meters from the golden sands of Praia da Rocha – one of the most beautiful beaches in the Algarve. With an unbeatable location, this apartment is ideal for permanent residenc

Income Breakdown

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Nightly Rate (ADR)
$195/night
50% ($90)Brixfox estimate($195/night)200% ($359)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$18,245
Airbnb data$195/night · 51% occupancy
Rental income
$195/night · 51% occ.
$35,984
Running costs (20%)
Utilities, cleaning, maintenance
-$7,197
Income tax (10%)
Indonesian rental income tax
-$10,075
Property tax
Annual property tax
-$466
Net income
6.9% ROI
$18,245

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$266,304
IMT (transfer tax, investment schedule)$8,855
Imposto de Selo (stamp duty)$2,130
Notary & registration$1,359
Legal / due diligence$3,995
Total acquisition costs$16,339
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,989
($1,630–$4,348)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$306,828

Gross yield (asking)

13.5%

True gross yield (all-in)

11.7%

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.

$1.8M$1.4M$916K$458K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $245K
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
$298K
+22%
Rental Income
+$89K
Total Position
$387K
+58%
9.6%/yr
Year 10
Capital Value
$363K
+48%
Rental Income
+$192K
Total Position
$555K
+127%
8.5%/yr
Year 20
Capital Value
$537K
+119%
Rental Income
+$451K
Total Position
$988K
+303%
7.2%/yr
Year 30
Capital Value
$795K
+224%
Rental Income
+$799K
Total Position
$1.6M
+550%
6.4%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.9% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$179 per night
Visual Appeal
Good
7/10 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
Occupancy at 51% — 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

31% occ.
5.5%
$1,230/mo
41% occ.
7.4%
$1,645/mo
51% occ.
9.3%
$2,060/mo
current
61% occ.
11.2%
$2,475/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.