T1 flat in Rua Vista Mar, Praia da Rocha, Portimão
T1 flat in Rua Vista Mar, Praia da Rocha, Portimão — image 2T1 flat in Rua Vista Mar, Praia da Rocha, Portimão — image 3T1 flat in Rua Vista Mar, Praia da Rocha, Portimão — image 4T1 flat in Rua Vista Mar, Praia da Rocha, Portimão — image 5
Grade Bapartmentbudget

T1 flat in Rua Vista Mar, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€315,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

54%

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: €24,880/yr
Average Daily Rate: €127
Payback Period: 15.4 years
5-yr Capital Value: €413,905
10-yr Capital Value: €503,579
Brixfox Score: 63.8 / 100
Comparable Properties: 86
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.

€356,007

+13.0% over asking

Asking price€315,000
IMT — Property transfer tax (investment schedule)€13,047
IS — Stamp duty (0.8%)€2,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,725
Total acquisition costs€21,542
Renovation (est. €55/m² × 63 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,465
(€1,890–€5,040)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,000
All-in investment (incl. renovation & furnishing)€356,007

Gross yield (asking price)

7.9%

True gross yield (all-in)

7.0%

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: 2
Building: 63 m²
Style: dated
Condition: good
Year Built: 2008
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal poolintegrated kitchen/dining/living area

Score Breakdown

ROI
17.75
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.26
Rental Demand
5.38
Payback Speed
3
STR Suitability
3

Description

One-bedroom apartment for sale – Paraíso Sol da Rocha | Excellent location One-bedroom apartment located in the prestigious Paraíso Sol da Rochadevelopment, just minutes from Praia da Rocha beach. Ideal for owner-occupancy, holiday home or investment.   The property comprises a spacious and bright living room, a funct

Location

📍 37.1189°N, 8.5448°W

· Portimão, Algarve, Portugal

View on REMAX SUN →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Rua Vista Mar, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 5.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$78K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$1,548/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
18.4 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

One-bedroom apartment for sale – Paraíso Sol da Rocha | Excellent location One-bedroom apartment located in the prestigious Paraíso Sol da Rochadevelopment, just minutes from Praia da Rocha beach. Ideal for owner-occupancy, holiday home or investment.   The property comprises a spacious and bright living room, a funct

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$188/night
50% ($86)Brixfox estimate($188/night)200% ($346)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$18,572
Airbnb data$188/night · 54% occupancy
Rental income
$188/night · 54% occ.
$36,868
Running costs (20%)
Utilities, cleaning, maintenance
-$7,374
Income tax (10%)
Indonesian rental income tax
-$10,323
Property tax
Annual property tax
-$599
Net income
5.4% ROI
$18,572

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$342,391
IMT (transfer tax, investment schedule)$14,182
Imposto de Selo (stamp duty)$2,739
Notary & registration$1,359
Legal / due diligence$5,136
Total acquisition costs$23,415
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,766
($2,054–$5,478)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$17,391
All-in investment$386,964

Gross yield (asking)

10.8%

True gross yield (all-in)

9.5%

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$527K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $315K
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 15: 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
$383K
+22%
Rental Income
+$91K
Total Position
$474K
+50%
8.5%/yr
Year 10
Capital Value
$466K
+48%
Rental Income
+$196K
Total Position
$662K
+110%
7.7%/yr
Year 20
Capital Value
$690K
+119%
Rental Income
+$459K
Total Position
$1.1M
+265%
6.7%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$813K
Total Position
$1.8M
+482%
6.0%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$173 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 54% — 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

34% occ.
4.6%
$1,301/mo
44% occ.
6.0%
$1,701/mo
54% occ.
7.4%
$2,101/mo
current
64% occ.
8.8%
$2,501/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.