T2 flat in Rua António Feu, Praia da Rocha, Portimão
T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 2T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 3T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 4T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 5
Grade Bapartmentbudget

T2 flat in Rua António Feu, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€330,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

44%

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: €27,519/yr
Average Daily Rate: €170
Payback Period: 14.6 years
5-yr Capital Value: €433,615
10-yr Capital Value: €527,559
Brixfox Score: 63.7 / 100
Comparable Properties: 82
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.

€400,070

+21.2% over asking

Asking price€330,000
IMT — Property transfer tax (investment schedule)€14,230
IS — Stamp duty (0.8%)€2,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,950
Total acquisition costs€23,070
Renovation (est. €350/m² × 79 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€27,650
(€19,750–€35,550)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,350
All-in investment (incl. renovation & furnishing)€400,070

Gross yield (asking price)

8.3%

True gross yield (all-in)

6.9%

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: 79 m²
Style: dated
Condition: fair
Year Built: 1989
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
18.32
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.58
Rental Demand
4.45
Payback Speed
3
STR Suitability
3

Description

Two-bedroom apartment comprising entrance hall, living room with balcony, two bedrooms with wardrobes, kitchen with pantry and balcony, and two bathrooms. Building with two elevators located 100 meters from the beach. An opportunity not to be missed!  .

Location

📍 37.1199°N, 8.5386°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T2 flat in Rua António Feu, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 5.7% net return annually.

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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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$81K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$1,716/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
17.4 yr
Rental only

Property details

Year built: 1989
Energy: E
Condition: fair

Description

Two-bedroom apartment comprising entrance hall, living room with balcony, two bedrooms with wardrobes, kitchen with pantry and balcony, and two bathrooms. Building with two elevators located 100 meters from the beach. An opportunity not to be missed!  .

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$251/night
50% ($116)Brixfox estimate($251/night)200% ($462)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$20,588
Airbnb data$251/night · 44% occupancy
Rental income
$251/night · 44% occ.
$40,800
Running costs (20%)
Utilities, cleaning, maintenance
-$8,160
Income tax (10%)
Indonesian rental income tax
-$11,424
Property tax
Annual property tax
-$628
Net income
5.7% ROI
$20,588

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$358,696
IMT (transfer tax, investment schedule)$15,467
Imposto de Selo (stamp duty)$2,870
Notary & registration$1,359
Legal / due diligence$5,380
Total acquisition costs$25,076
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$30,054
($21,467–$38,641)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,033
All-in investment$434,859

Gross yield (asking)

11.4%

True gross yield (all-in)

9.4%

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$567K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $330K
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 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$401K
+22%
Rental Income
+$101K
Total Position
$502K
+52%
8.8%/yr
Year 10
Capital Value
$488K
+48%
Rental Income
+$217K
Total Position
$706K
+114%
7.9%/yr
Year 20
Capital Value
$723K
+119%
Rental Income
+$509K
Total Position
$1.2M
+273%
6.8%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$901K
Total Position
$2.0M
+497%
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
5.7% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$231 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 $231 — 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 44% — 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.
5.2%
$1,553/mo
40% occ.
7.0%
$2,088/mo
44% occ.
7.8%
$2,328/mo
current
54% occ.
9.6%
$2,863/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.