T2 flat in Rua das Ondas, Nn, Praia da Rocha, Portimão
T2 flat in Rua das Ondas, Nn, Praia da Rocha, Portimão — image 2T2 flat in Rua das Ondas, Nn, Praia da Rocha, Portimão — image 3T2 flat in Rua das Ondas, Nn, Praia da Rocha, Portimão — image 4T2 flat in Rua das Ondas, Nn, Praia da Rocha, Portimão — image 5
Grade B+apartmentluxury

T2 flat in Rua das Ondas, Nn, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€530,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

46%

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: €39,581/yr
Average Daily Rate: €235
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 16.3 years
5-yr Capital Value: €696,412
10-yr Capital Value: €847,292
Brixfox Score: 67.6 / 100
Comparable Properties: 83
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€616,120

+16.2% over asking

Asking price€530,000
IMT — Property transfer tax (investment schedule)€30,230
IS — Stamp duty (0.8%)€4,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,950
Total acquisition costs€43,670
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€616,120

Gross yield (asking price)

7.5%

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: 90 m²
Style: modern
Condition: new-build
Year Built: 2022
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balconiesopen-plan livingintegrated kitchen appliancesrecessed lightingmodern decor

Score Breakdown

ROI
17.22
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
3.8
Rental Demand
4.61
Payback Speed
2
STR Suitability
3

Description

**Modern and Cozy Apartment in a Prime Location** Discover this incredible 76 m² apartment, ideal for those seeking comfort and practicality. With two well-lit bedrooms, this space is perfect for relaxing after a busy day. The two modern bathrooms ensure functionality and style, while the balcony offers a special corn

Location

📍 37.1213°N, 8.5423°W

· Portimão, Algarve, Portugal

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

T2 flat in Rua das Ondas, Nn, Praia da Rocha, Portimão

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

Grade B+ investment — short-term rental yields 5.1% 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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$130K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$2,462/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
19.5 yr
Rental only

Property details

Year built: 2022
Energy: A+
Condition: new-build

Description

**Modern and Cozy Apartment in a Prime Location** Discover this incredible 76 m² apartment, ideal for those seeking comfort and practicality. With two well-lit bedrooms, this space is perfect for relaxing after a busy day. The two modern bathrooms ensure functionality and style, while the balcony offers a special corn

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$349/night
50% ($161)Brixfox estimate($349/night)200% ($642)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$29,541
Airbnb data$349/night · 46% occupancy
Rental income
$349/night · 46% occ.
$58,749
Running costs (20%)
Utilities, cleaning, maintenance
-$11,750
Income tax (10%)
Indonesian rental income tax
-$16,450
Property tax
Annual property tax
-$1,008
Net income
5.1% ROI
$29,541

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$576,087
IMT (transfer tax, investment schedule)$32,859
Imposto de Selo (stamp duty)$4,609
Notary & registration$1,359
Legal / due diligence$8,641
Total acquisition costs$47,467
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$669,696

Gross yield (asking)

10.2%

True gross yield (all-in)

8.8%

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.

$3.5M$2.6M$1.7M$866K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $530K
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
$645K
+22%
Rental Income
+$144K
Total Position
$789K
+49%
8.3%/yr
Year 10
Capital Value
$785K
+48%
Rental Income
+$312K
Total Position
$1.1M
+107%
7.5%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$730K
Total Position
$1.9M
+257%
6.6%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.3M
Total Position
$3.0M
+468%
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
5.1% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$321 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $321 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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.
4.5%
$2,146/mo
40% occ.
6.0%
$2,889/mo
46% occ.
7.0%
$3,343/mo
current
56% occ.
8.5%
$4,086/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.