T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão
T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 2T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 3T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 4T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 5
Grade B+apartmentmid-range

T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€174,000

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

9.5%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €19,621/yr
Average Daily Rate: €111
-5.0% vs area baselineDated style (-15%), Has pool (0%), Has view (+10%)
Payback Period: 11.0 years
5-yr Capital Value: €228,633
10-yr Capital Value: €278,168
Brixfox Score: 69 / 100
Comparable Properties: 91
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.

€206,675

+18.8% over asking

Asking price€174,000
IMT — Property transfer tax (investment schedule)€3,498
IS — Stamp duty (0.8%)€1,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,610
Total acquisition costs€8,750
Renovation (est. €55/m² × 35 m²)
Light touch-ups — paint, fixtures, deep clean.		€1,925
(€1,050–€2,800)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€206,675

Gross yield (asking price)

11.3%

True gross yield (all-in)

9.5%

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: 35 m²
Style: dated
Condition: good
Year Built: 1993
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

domed rooftopsblue trim accents

Score Breakdown

ROI
21.83
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
2.7
Rental Demand
4.84
Payback Speed
4
STR Suitability
3

Description

1-Bedroom Apartment in Praia da Rocha – Excellent Location Apartment located in a prime location in Praia da Rocha, just 400 meters from the sand, ideal for those seeking to live near the sea or invest in one of the most sought-after areas of Portimão. And let's not forget the restaurants, snack bars, and all kinds o

Location

📍 37.1234°N, 8.5378°W

· Portimão, Algarve, Portugal

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

T1 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão

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

Grade B+ investment — short-term rental yields 7.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$43K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.7%
$1,215/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.0 yr
Rental only

Property details

Year built: 1993
Energy: E
Condition: good

Description

1-Bedroom Apartment in Praia da Rocha – Excellent Location Apartment located in a prime location in Praia da Rocha, just 400 meters from the sand, ideal for those seeking to live near the sea or invest in one of the most sought-after areas of Portimão. And let's not forget the restaurants, snack bars, and all kinds o

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$162/night
50% ($75)Brixfox estimate($162/night)200% ($299)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$14,578
Airbnb data$162/night · 48% occupancy
Rental income
$162/night · 48% occ.
$28,672
Running costs (20%)
Utilities, cleaning, maintenance
-$5,734
Income tax (10%)
Indonesian rental income tax
-$8,028
Property tax
Annual property tax
-$331
Net income
7.7% ROI
$14,578

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$189,130
IMT (transfer tax, investment schedule)$3,802
Imposto de Selo (stamp duty)$1,513
Notary & registration$1,359
Legal / due diligence$2,837
Total acquisition costs$9,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,092
($1,141–$3,043)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$224,647

Gross yield (asking)

15.2%

True gross yield (all-in)

12.8%

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.

$1.4M$1.0M$691K$346K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $174K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$212K
+22%
Rental Income
+$71K
Total Position
$283K
+63%
10.2%/yr
Year 10
Capital Value
$258K
+48%
Rental Income
+$154K
Total Position
$411K
+136%
9.0%/yr
Year 20
Capital Value
$381K
+119%
Rental Income
+$360K
Total Position
$742K
+326%
7.5%/yr
Year 30
Capital Value
$564K
+224%
Rental Income
+$638K
Total Position
$1.2M
+591%
6.7%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$149 per night
Visual Appeal
Good
6/10 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 48% — 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.
6.4%
$1,009/mo
40% occ.
8.6%
$1,354/mo
48% occ.
10.4%
$1,645/mo
current
58% occ.
12.6%
$1,990/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.