T4 flat in Montes de Alvor, Alvor
T4 flat in Montes de Alvor, Alvor — image 2T4 flat in Montes de Alvor, Alvor — image 3T4 flat in Montes de Alvor, Alvor — image 4T4 flat in Montes de Alvor, Alvor — image 5
Grade B+apartmentbudget

T4 flat in Montes de Alvor, Alvor

Portimão · Western Algarve ·

€290,000

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

10.0%

True Gross Yield

46%

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: €37,279/yr
Average Daily Rate: €223
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 9.7 years
5-yr Capital Value: €381,056
10-yr Capital Value: €463,613
Brixfox Score: 66.3 / 100
Comparable Properties: 14
Data Confidence: 74%
Search Radius: 3 km

True Investment Cost

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

€373,017

+28.6% over asking

Asking price€290,000
IMT — Property transfer tax (investment schedule)€11,297
IS — Stamp duty (0.8%)€2,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,350
Total acquisition costs€19,217
Renovation (est. €350/m² × 115 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€40,250
(€28,750–€51,750)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€23,550
All-in investment (incl. renovation & furnishing)€373,017

Gross yield (asking price)

12.8%

True gross yield (all-in)

10.0%

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: 2
Building: 115 m²
Style: dated
Condition: fair
Year Built: 1994
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
23.61
Visual Appeal
5.4
Ownership Security
13
Location
8.4
Land & Space
4.3
Rental Demand
4.59
Payback Speed
4
STR Suitability
3

Description

Discover this spacious apartment of 115sqm, located on the 1st floor of a building without elevator, ideal for those who value brightness and comfort. With 4 large and well-lit rooms, this property is perfect for families or for those who seek extra space. In addition, it has 3 balconies and a awning, where you can enj

Location

📍 37.1473°N, 8.5849°W

· Portimão, Algarve, Portugal

View on Predimed Susana Valente →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T4 flat in Montes de Alvor, Alvor

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

Grade B+ investment — short-term rental yields 8.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+13.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$71K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$2,289/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.5 yr
Rental only

Property details

Year built: 1994
Energy: D
Condition: fair

Description

Discover this spacious apartment of 115sqm, located on the 1st floor of a building without elevator, ideal for those who value brightness and comfort. With 4 large and well-lit rooms, this property is perfect for families or for those who seek extra space. In addition, it has 3 balconies and a awning, where you can enj

Income Breakdown

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Nightly Rate (ADR)
$322/night
50% ($148)Brixfox estimate($322/night)200% ($592)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$27,468
Airbnb data$322/night · 46% occupancy
Rental income
$322/night · 46% occ.
$53,885
Running costs (20%)
Utilities, cleaning, maintenance
-$10,777
Income tax (10%)
Indonesian rental income tax
-$15,088
Property tax
Annual property tax
-$552
Net income
8.7% ROI
$27,468

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$315,217
IMT (transfer tax, investment schedule)$12,279
Imposto de Selo (stamp duty)$2,522
Notary & registration$1,359
Legal / due diligence$4,728
Total acquisition costs$20,888
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$43,750
($31,250–$56,250)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$405,453

Gross yield (asking)

17.1%

True gross yield (all-in)

13.3%

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.

$2.5M$1.8M$1.2M$616K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $290K
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 11: 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
$353K
+22%
Rental Income
+$134K
Total Position
$487K
+68%
10.9%/yr
Year 10
Capital Value
$429K
+48%
Rental Income
+$290K
Total Position
$719K
+148%
9.5%/yr
Year 20
Capital Value
$635K
+119%
Rental Income
+$679K
Total Position
$1.3M
+353%
7.8%/yr
Year 30
Capital Value
$941K
+224%
Rental Income
+$1.2M
Total Position
$2.1M
+639%
6.9%/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
Strong
8.7% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$296 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $296 — 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 46% — 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.
7.6%
$2,009/mo
40% occ.
10.3%
$2,694/mo
46% occ.
11.8%
$3,097/mo
current
56% occ.
14.4%
$3,782/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.