T1 flat in Avenida das Comunidades Lusíadas, Três Castelos, Portimão
T1 flat in Avenida das Comunidades Lusíadas, Três Castelos, Portimão — image 2T1 flat in Avenida das Comunidades Lusíadas, Três Castelos, Portimão — image 3T1 flat in Avenida das Comunidades Lusíadas, Três Castelos, Portimão — image 4T1 flat in Avenida das Comunidades Lusíadas, Três Castelos, Portimão — image 5
Grade Bapartmentmid-range

T1 flat in Avenida das Comunidades Lusíadas, Três Castelos, Portimão

Portimão · Western Algarve ·

€285,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €24,502/yr
Average Daily Rate: €129
Payback Period: 14.5 years
5-yr Capital Value: €374,486
10-yr Capital Value: €455,619
Brixfox Score: 64.8 / 100
Comparable Properties: 83
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€328,282

+15.2% over asking

Asking price€285,000
IMT — Property transfer tax (investment schedule)€10,947
IS — Stamp duty (0.8%)€2,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,275
Total acquisition costs€18,752
Renovation (est. €55/m² × 46 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,530
(€1,380–€3,680)
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)€328,282

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.5%

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: 46 m²
Style: dated
Condition: good
Year Built: 2011
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal pool areatennis court accessmultiple apartment buildings in complex

Score Breakdown

ROI
18.36
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
2.92
Rental Demand
5.18
Payback Speed
3
STR Suitability
3

Description

One-bedroom apartment located in the prestigious Praia da Rocha, within the private Paraíso Sol da Rocha condominium, less than 400 meters from the beach. The property comprises one bedroom, a bathroom with bathtub, a built-in wardrobe in the hallway, and an open-plan equipped kitchen, offering functionality and comfo

Location

📍 37.1207°N, 8.5452°W

· Portimão, Algarve, Portugal

View on Elisabete Luis - Predimed →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Avenida das Comunidades Lusíadas, Três Castelos, Portimão

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

Grade B investment — short-term rental yields 5.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$70K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$1,489/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
17.3 yr
Rental only

Property details

Year built: 2011
Energy: C
Condition: good

Description

One-bedroom apartment located in the prestigious Praia da Rocha, within the private Paraíso Sol da Rocha condominium, less than 400 meters from the beach. The property comprises one bedroom, a bathroom with bathtub, a built-in wardrobe in the hallway, and an open-plan equipped kitchen, offering functionality and comfo

Income Breakdown

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Nightly Rate (ADR)
$187/night
50% ($86)Brixfox estimate($187/night)200% ($344)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$17,871
Airbnb data$187/night · 52% occupancy
Rental income
$187/night · 52% occ.
$35,410
Running costs (20%)
Utilities, cleaning, maintenance
-$7,082
Income tax (10%)
Indonesian rental income tax
-$9,915
Property tax
Annual property tax
-$542
Net income
5.8% ROI
$17,871

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$309,783
IMT (transfer tax, investment schedule)$11,899
Imposto de Selo (stamp duty)$2,478
Notary & registration$1,359
Legal / due diligence$4,647
Total acquisition costs$20,383
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,750
($1,500–$4,000)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$356,828

Gross yield (asking)

11.4%

True gross yield (all-in)

9.9%

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.

$2.0M$1.5M$981K$491K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $285K
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
$347K
+22%
Rental Income
+$87K
Total Position
$434K
+52%
8.8%/yr
Year 10
Capital Value
$422K
+48%
Rental Income
+$188K
Total Position
$610K
+114%
7.9%/yr
Year 20
Capital Value
$624K
+119%
Rental Income
+$442K
Total Position
$1.1M
+274%
6.8%/yr
Year 30
Capital Value
$924K
+224%
Rental Income
+$782K
Total Position
$1.7M
+499%
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
5.8% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$172 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 52% — 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

32% occ.
4.7%
$1,224/mo
42% occ.
6.3%
$1,622/mo
52% occ.
7.8%
$2,020/mo
current
62% occ.
9.4%
$2,419/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.