T2 flat in Praceta Alves Redol, Vau, Portimão
T2 flat in Praceta Alves Redol, Vau, Portimão — image 2T2 flat in Praceta Alves Redol, Vau, Portimão — image 3T2 flat in Praceta Alves Redol, Vau, Portimão — image 4T2 flat in Praceta Alves Redol, Vau, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Praceta Alves Redol, Vau, Portimão

Portimão · Western Algarve ·

€449,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €31,125/yr
Average Daily Rate: €180
Payback Period: 17.8 years
5-yr Capital Value: €589,979
10-yr Capital Value: €717,800
Brixfox Score: 62.1 / 100
Comparable Properties: 83
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€513,632

+14.4% over asking

Asking price€449,000
IMT — Property transfer tax (investment schedule)€23,750
IS — Stamp duty (0.8%)€3,592
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,735
Total acquisition costs€35,327
Renovation (est. €55/m² × 81 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,455
(€2,430–€6,480)
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)€513,632

Gross yield (asking price)

6.9%

True gross yield (all-in)

6.1%

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: 2
Bathrooms: 2
Building: 81 m²
Style: dated
Condition: good
Year Built: 1994
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal locationlarge windows in common area

Score Breakdown

ROI
16.42
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.62
Rental Demand
4.74
Payback Speed
2
STR Suitability
3

Description

Discover this magnificent 81 m² apartment, located on the front line of Vau, next to the stunning Alemão Beach, one of the most privileged areas of Portimão. With a truly captivating sea view, this property offers the perfect balance between comfort, exclusivity, and quality of life. The apartment consists of 2 bedroom

Location

📍 37.1239°N, 8.5611°W

· Portimão, Algarve, Portugal

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

T2 flat in Praceta Alves Redol, Vau, Portimão

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

Grade B investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$111K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$1,903/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
21.4 yr
Rental only

Property details

Year built: 1994
Energy: B
Condition: good

Description

Discover this magnificent 81 m² apartment, located on the front line of Vau, next to the stunning Alemão Beach, one of the most privileged areas of Portimão. With a truly captivating sea view, this property offers the perfect balance between comfort, exclusivity, and quality of life. The apartment consists of 2 bedroom

Income Breakdown

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Nightly Rate (ADR)
$263/night
50% ($121)Brixfox estimate($263/night)200% ($484)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$22,836
Airbnb data$263/night · 47% occupancy
Rental income
$263/night · 47% occ.
$45,559
Running costs (20%)
Utilities, cleaning, maintenance
-$9,112
Income tax (10%)
Indonesian rental income tax
-$12,756
Property tax
Annual property tax
-$854
Net income
4.7% ROI
$22,836

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$488,043
IMT (transfer tax, investment schedule)$25,815
Imposto de Selo (stamp duty)$3,904
Notary & registration$1,359
Legal / due diligence$7,321
Total acquisition costs$38,399
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,842
($2,641–$7,043)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$558,296

Gross yield (asking)

9.3%

True gross yield (all-in)

8.2%

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.

$2.8M$2.1M$1.4M$706K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $449K
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 17: 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
$546K
+22%
Rental Income
+$112K
Total Position
$658K
+47%
7.9%/yr
Year 10
Capital Value
$665K
+48%
Rental Income
+$241K
Total Position
$905K
+102%
7.3%/yr
Year 20
Capital Value
$984K
+119%
Rental Income
+$565K
Total Position
$1.5M
+245%
6.4%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1000K
Total Position
$2.5M
+447%
5.8%/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
4.7% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$242 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

Premium nightly rate of $242 — 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 4.7% 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.
4.0%
$1,610/mo
40% occ.
5.3%
$2,170/mo
47% occ.
6.4%
$2,586/mo
current
57% occ.
7.7%
$3,147/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.