T1 flat in Avenida São Lourenço da Barrosa, Três Castelos, Portimão
T1 flat in Avenida São Lourenço da Barrosa, Três Castelos, Portimão — image 2T1 flat in Avenida São Lourenço da Barrosa, Três Castelos, Portimão — image 3T1 flat in Avenida São Lourenço da Barrosa, Três Castelos, Portimão — image 4T1 flat in Avenida São Lourenço da Barrosa, Três Castelos, Portimão — image 5
Grade Bapartmentbudget

T1 flat in Avenida São Lourenço da Barrosa, Três Castelos, Portimão

Portimão · Western Algarve ·

€180,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

49%

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: €14,184/yr
Average Daily Rate: €80
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 15.8 years
5-yr Capital Value: €236,517
10-yr Capital Value: €287,759
Brixfox Score: 62.5 / 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.

€206,703

+14.8% over asking

Asking price€180,000
IMT — Property transfer tax (investment schedule)€3,798
IS — Stamp duty (0.8%)€1,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,700
Total acquisition costs€9,188
Renovation (est. €55/m² × 73 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,015
(€2,190–€5,840)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€206,703

Gross yield (asking price)

7.9%

True gross yield (all-in)

6.9%

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: 73 m²
Style: dated
Condition: good
Year Built: 2007
Energy Certificate: In process
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

red kitchen cabinetsbalcony access

Score Breakdown

ROI
17.55
Visual Appeal
8.2
Ownership Security
13
Location
9.36
Land & Space
3.46
Rental Demand
4.88
Payback Speed
3
STR Suitability
3

Description

For sale, a T1 apartment intended for services, located 5 minutes from Praia da Rocha, Portimão, with air conditioning, electric shutters, and situated in a building with enormous tourist potential, featuring a 24-hour reception, restaurant, bar, gym, indoor and outdoor pool. The apartment comprises an entrance hall, l

Location

📍 37.1272°N, 8.5467°W

· Portimão, Algarve, Portugal

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

T1 flat in Avenida São Lourenço da Barrosa, Três Castelos, Portimão

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

Grade B investment — short-term rental yields 5.3% 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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$44K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$865/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.8 yr
Rental only

Property details

Year built: 2007
Energy: In process
Condition: good

Description

For sale, a T1 apartment intended for services, located 5 minutes from Praia da Rocha, Portimão, with air conditioning, electric shutters, and situated in a building with enormous tourist potential, featuring a 24-hour reception, restaurant, bar, gym, indoor and outdoor pool. The apartment comprises an entrance hall, l

Income Breakdown

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Nightly Rate (ADR)
$116/night
50% ($53)Brixfox estimate($116/night)200% ($213)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$10,380
Airbnb data$116/night · 49% occupancy
Rental income
$116/night · 49% occ.
$20,620
Running costs (20%)
Utilities, cleaning, maintenance
-$4,124
Income tax (10%)
Indonesian rental income tax
-$5,773
Property tax
Annual property tax
-$342
Net income
5.3% ROI
$10,380

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$195,652
IMT (transfer tax, investment schedule)$4,128
Imposto de Selo (stamp duty)$1,565
Notary & registration$1,359
Legal / due diligence$2,935
Total acquisition costs$9,987
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,364
($2,380–$6,348)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$224,677

Gross yield (asking)

10.5%

True gross yield (all-in)

9.2%

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.

$1.2M$895K$597K$298K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $180K
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
$219K
+22%
Rental Income
+$51K
Total Position
$270K
+50%
8.4%/yr
Year 10
Capital Value
$266K
+48%
Rental Income
+$109K
Total Position
$376K
+109%
7.6%/yr
Year 20
Capital Value
$394K
+119%
Rental Income
+$257K
Total Position
$651K
+262%
6.6%/yr
Year 30
Capital Value
$584K
+224%
Rental Income
+$454K
Total Position
$1.0M
+477%
6.0%/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
5.3% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Average
$106 per night
Visual Appeal
Average
4/10 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 49% — 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

30% occ.
4.4%
$710/mo
40% occ.
5.9%
$957/mo
49% occ.
7.2%
$1,174/mo
current
59% occ.
8.7%
$1,421/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.