T3 flat in Portimão
T3 flat in Portimão — image 2T3 flat in Portimão — image 3T3 flat in Portimão — image 4T3 flat in Portimão — image 5
Grade Aapartmentmid-range

T3 flat in Portimão

Portimão · Western Algarve ·

€325,000

Asking Price (EUR)

9.7%

True Net Yield (Owner, all-in)

6.7%

True Net Yield (Managed, all-in)

14.9%

True Gross Yield

60%

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: €56,254/yr
Average Daily Rate: €259
Payback Period: 7.2 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 77.1 / 100
Comparable Properties: 14
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€377,755

+16.2% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€377,755

Gross yield (asking price)

17.3%

True gross yield (all-in)

14.9%

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: 3
Bathrooms: 2
Building: 130 m²
Style: modern
Condition: excellent
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

kitchen island with hob and extractor hoodlight wood-look flooring

Score Breakdown

ROI
25
Visual Appeal
11.2
Ownership Security
13
Location
9.36
Land & Space
4.6
Rental Demand
5.95
Payback Speed
5
STR Suitability
3

Description

T3 totally renovated with great areas in Portimão. 2 bathrooms. Downtown Portimão. Fully equipped open-space kitchen with an island. Aluminium frames with double glazing. Electric blinds. Pre installation of Air Conditioning. lift. Security Door.

Location

📍 37.1408°N, 8.5395°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Portimão

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

Grade A investment — short-term rental yields 11.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+16.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$80K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.9%
$3,492/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.4 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

T3 totally renovated with great areas in Portimão. 2 bathrooms. Downtown Portimão. Fully equipped open-space kitchen with an island. Aluminium frames with double glazing. Electric blinds. Pre installation of Air Conditioning. lift. Security Door.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$376/night
50% ($173)Brixfox estimate($376/night)200% ($693)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$41,909
Airbnb data$376/night · 60% occupancy
Rental income
$376/night · 60% occ.
$81,784
Running costs (20%)
Utilities, cleaning, maintenance
-$16,357
Income tax (10%)
Indonesian rental income tax
-$22,899
Property tax
Annual property tax
-$618
Net income
11.9% ROI
$41,909

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$410,603

Gross yield (asking)

23.2%

True gross yield (all-in)

19.9%

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.

$3.3M$2.5M$1.7M$830K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$205K
Total Position
$600K
+85%
13.0%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$442K
Total Position
$923K
+184%
11.0%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$1.0M
Total Position
$1.7M
+438%
8.8%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.8M
Total Position
$2.9M
+789%
7.6%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.9% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$346 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

High rental yield at 11.9% — outperforms most villas in this market
Premium nightly rate of $346 — 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 60% — 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

40% occ.
10.6%
$3,116/mo
50% occ.
13.3%
$3,918/mo
60% occ.
16.0%
$4,719/mo
current
70% occ.
18.8%
$5,521/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.