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+apartmentbudget

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

Portimão · Western Algarve ·

€225,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 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: €21,235/yr
Average Daily Rate: €118
Payback Period: 13.2 years
5-yr Capital Value: €295,647
10-yr Capital Value: €359,699
Brixfox Score: 65.1 / 100
Comparable Properties: 90
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.

€274,422

+22.0% over asking

Asking price€225,000
IMT — Property transfer tax (investment schedule)€6,747
IS — Stamp duty (0.8%)€1,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,375
Total acquisition costs€13,172
Renovation (est. €350/m² × 65 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€22,750
(€16,250–€29,250)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€274,422

Gross yield (asking price)

9.4%

True gross yield (all-in)

7.7%

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: 65 m²
Style: dated
Condition: fair
Year Built: 1990
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
19.47
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.3
Rental Demand
4.91
Payback Speed
3
STR Suitability
3

Description

1 bedroom apartment for sale in Praia da Rocha. Comprising living room/kitchenette, bedroom, bathroom, balcony with unobstructed views. It is located on the 10th floor, facing west and just 200 meters from the beach.  .

Location

📍 37.1213°N, 8.5369°W

· Portimão, Algarve, Portugal

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Portimão / Western Algarve

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

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

Grade B+ investment — short-term rental yields 6.4% net return annually.

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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
+11.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$55K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,302/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
15.7 yr
Rental only

Property details

Year built: 1990
Energy: F
Condition: fair

Description

1 bedroom apartment for sale in Praia da Rocha. Comprising living room/kitchenette, bedroom, bathroom, balcony with unobstructed views. It is located on the 10th floor, facing west and just 200 meters from the beach.  .

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$172/night
50% ($79)Brixfox estimate($172/night)200% ($317)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$15,625
Airbnb data$172/night · 49% occupancy
Rental income
$172/night · 49% occ.
$30,872
Running costs (20%)
Utilities, cleaning, maintenance
-$6,174
Income tax (10%)
Indonesian rental income tax
-$8,644
Property tax
Annual property tax
-$428
Net income
6.4% ROI
$15,625

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$244,565
IMT (transfer tax, investment schedule)$7,334
Imposto de Selo (stamp duty)$1,957
Notary & registration$1,359
Legal / due diligence$3,668
Total acquisition costs$14,317
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$24,728
($17,663–$31,793)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$298,285

Gross yield (asking)

12.6%

True gross yield (all-in)

10.3%

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.

$1.6M$1.2M$813K$406K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $225K
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 14: 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
$274K
+22%
Rental Income
+$76K
Total Position
$350K
+56%
9.2%/yr
Year 10
Capital Value
$333K
+48%
Rental Income
+$165K
Total Position
$498K
+121%
8.3%/yr
Year 20
Capital Value
$493K
+119%
Rental Income
+$386K
Total Position
$879K
+291%
7.1%/yr
Year 30
Capital Value
$730K
+224%
Rental Income
+$684K
Total Position
$1.4M
+528%
6.3%/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
6.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$158 per night
Visual Appeal
Weak
3/10 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 49% — 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%
$1,064/mo
40% occ.
7.0%
$1,431/mo
49% occ.
8.7%
$1,765/mo
current
59% occ.
10.5%
$2,132/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.