T2 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão
T2 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 2T2 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 3T2 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 4T2 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

T2 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€337,500

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €28,164/yr
Average Daily Rate: €171
Payback Period: 14.9 years
5-yr Capital Value: €443,470
10-yr Capital Value: €539,549
Brixfox Score: 65.4 / 100
Comparable Properties: 86
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€392,793

+16.4% over asking

Asking price€337,500
IMT — Property transfer tax (investment schedule)€14,830
IS — Stamp duty (0.8%)€2,700
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,063
Total acquisition costs€23,843
Renovation (est. €55/m² × 120 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,600
(€3,600–€9,600)
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)€392,793

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.2%

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: 120 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

bright accent wall

Score Breakdown

ROI
18.1
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.4
Rental Demand
4.51
Payback Speed
3
STR Suitability
3

Description

– Comfort, Light, and Excellent Location  We present this fantastic apartment, ideal for owner-occupancy orinvestment. With well-distributed areas and excellent comfort features, itstands out for its brightness and functionality.   The property comprises an entrance hall, two bedrooms with built-inwardrobes and air co

Location

📍 37.1301°N, 8.5415°W

· Portimão, Algarve, Portugal

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

T2 flat in Beco da Concórdia, Amparo - Alto do Quintão, Portimão Cidade, Portimão

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

Grade B+ investment — short-term rental yields 5.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$83K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$1,717/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
17.8 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

– Comfort, Light, and Excellent Location  We present this fantastic apartment, ideal for owner-occupancy orinvestment. With well-distributed areas and excellent comfort features, itstands out for its brightness and functionality.   The property comprises an entrance hall, two bedrooms with built-inwardrobes and air co

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$248/night
50% ($114)Brixfox estimate($248/night)200% ($457)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$20,609
Airbnb data$248/night · 45% occupancy
Rental income
$248/night · 45% occ.
$40,867
Running costs (20%)
Utilities, cleaning, maintenance
-$8,173
Income tax (10%)
Indonesian rental income tax
-$11,443
Property tax
Annual property tax
-$642
Net income
5.6% ROI
$20,609

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$366,848
IMT (transfer tax, investment schedule)$16,120
Imposto de Selo (stamp duty)$2,935
Notary & registration$1,359
Legal / due diligence$5,503
Total acquisition costs$25,916
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,174
($3,913–$10,435)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$426,949

Gross yield (asking)

11.1%

True gross yield (all-in)

9.6%

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.

$2.3M$1.7M$1.1M$574K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $338K
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
$411K
+22%
Rental Income
+$101K
Total Position
$511K
+51%
8.7%/yr
Year 10
Capital Value
$500K
+48%
Rental Income
+$217K
Total Position
$717K
+112%
7.8%/yr
Year 20
Capital Value
$740K
+119%
Rental Income
+$509K
Total Position
$1.2M
+270%
6.8%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$902K
Total Position
$2.0M
+492%
6.1%/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
5.6% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$228 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $228 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
5.0%
$1,533/mo
40% occ.
6.7%
$2,061/mo
45% occ.
7.6%
$2,330/mo
current
55% occ.
9.4%
$2,859/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.