T4 flat in Rua Agosto Azul, Três Castelos, Portimão
T4 flat in Rua Agosto Azul, Três Castelos, Portimão — image 2T4 flat in Rua Agosto Azul, Três Castelos, Portimão — image 3T4 flat in Rua Agosto Azul, Três Castelos, Portimão — image 4T4 flat in Rua Agosto Azul, Três Castelos, Portimão — image 5
Grade B+apartmentmid-range

T4 flat in Rua Agosto Azul, Três Castelos, Portimão

Portimão · Western Algarve ·

€795,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

9.9%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €90,246/yr
Average Daily Rate: €568
Payback Period: 11.0 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 71.5 / 100
Comparable Properties: 4
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€912,880

+14.8% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation (est. €55/m² × 229 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,595
(€6,870–€18,320)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€38,050
All-in investment (incl. renovation & furnishing)€912,880

Gross yield (asking price)

11.3%

True gross yield (all-in)

9.9%

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: 4
Bathrooms: 3
Building: 229 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terraceproximity to beach

Score Breakdown

ROI
21.78
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.35
Payback Speed
4
STR Suitability
3

Description

Fantastic 4 bedroom penthouse 100 sqm from Praia da Rocha, with an area of 150 sqm indoor, 46,50 sqm of balconies and 33 sqm of garage. Inserted in a gated community, with a large garden area, swimming pool and 2 parking spaces. Comprising large living room with balcony, fully equipped kitchen, pantry, suite, 3 bedroom

Location

📍 37.1217°N, 8.5475°W

· Portimão, Algarve, Portugal

View on REMAX SUN →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T4 flat in Rua Agosto Azul, Três Castelos, Portimão

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
229 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 Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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%
+$196K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.7%
$5,536/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: 2005
Energy: C
Condition: good

Description

Fantastic 4 bedroom penthouse 100 sqm from Praia da Rocha, with an area of 150 sqm indoor, 46,50 sqm of balconies and 33 sqm of garage. Inserted in a gated community, with a large garden area, swimming pool and 2 parking spaces. Comprising large living room with balcony, fully equipped kitchen, pantry, suite, 3 bedroom

Income Breakdown

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Nightly Rate (ADR)
$823/night
50% ($378)Brixfox estimate($823/night)200% ($1514)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$66,434
Airbnb data$823/night · 44% occupancy
Rental income
$823/night · 44% occ.
$130,665
Running costs (20%)
Utilities, cleaning, maintenance
-$26,133
Income tax (10%)
Indonesian rental income tax
-$36,586
Property tax
Annual property tax
-$1,512
Net income
7.7% ROI
$66,434

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,690
($7,467–$19,913)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$992,261

Gross yield (asking)

15.1%

True gross yield (all-in)

13.2%

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.

$6.3M$4.7M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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
$967K
+22%
Rental Income
+$324K
Total Position
$1.3M
+62%
10.2%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$701K
Total Position
$1.9M
+136%
9.0%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.6M
Total Position
$3.4M
+326%
7.5%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.9M
Total Position
$5.5M
+590%
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
Weak
44% average occupancy
Nightly Rate
Strong
$757 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

Premium nightly rate of $757 — 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.
7.1%
$5,129/mo
40% occ.
9.6%
$6,881/mo
44% occ.
10.4%
$7,496/mo
current
54% occ.
12.8%
$9,248/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.