T1 flat in Praia da Rocha, Portimão
T1 flat in Praia da Rocha, Portimão — image 2T1 flat in Praia da Rocha, Portimão — image 3T1 flat in Praia da Rocha, Portimão — image 4T1 flat in Praia da Rocha, Portimão — image 5
Grade Bapartmentbudget

T1 flat in Praia da Rocha, Portimão

Portimão · Western Algarve ·

€277,500

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €13,876/yr
Average Daily Rate: €80
Payback Period: 24.3 years
5-yr Capital Value: €364,631
10-yr Capital Value: €443,629
Brixfox Score: 55.7 / 100
Comparable Properties: 87
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.

€312,465

+12.6% over asking

Asking price€277,500
IMT — Property transfer tax (investment schedule)€10,422
IS — Stamp duty (0.8%)€2,220
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,163
Total acquisition costs€18,055
Renovation (est. €55/m² × 62 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,410
(€1,860–€4,960)
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)€312,465

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.4%

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: 62 m²
Style: dated
Condition: good
Year Built: 2002
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.11
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
3.24
Rental Demand
4.76
Payback Speed
1
STR Suitability
3

Description

T1 apartment located in the Gaivota Mar building, in Praia da Rocha, situated on the second line from the sea, just a 5-minute walk from the beach. Located on the 4th floor, the property is in excellent condition and is sold fully furnished and equipped, ready to live in or rent out. The apartment comprises a living ro

Location

📍 37.1184°N, 8.5397°W

· Portimão, Algarve, Portugal

View on PREDIMED PORTIMÃO →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$68K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$850/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.6 yr
Rental only

Property details

Year built: 2002
Energy: C
Condition: good

Description

T1 apartment located in the Gaivota Mar building, in Praia da Rocha, situated on the second line from the sea, just a 5-minute walk from the beach. Located on the 4th floor, the property is in excellent condition and is sold fully furnished and equipped, ready to live in or rent out. The apartment comprises a living ro

Income Breakdown

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Nightly Rate (ADR)
$119/night
50% ($55)Brixfox estimate($119/night)200% ($219)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$10,204
Airbnb data$119/night · 48% occupancy
Rental income
$119/night · 48% occ.
$20,639
Running costs (20%)
Utilities, cleaning, maintenance
-$4,128
Income tax (10%)
Indonesian rental income tax
-$5,779
Property tax
Annual property tax
-$528
Net income
3.4% ROI
$10,204

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$301,630
IMT (transfer tax, investment schedule)$11,328
Imposto de Selo (stamp duty)$2,413
Notary & registration$1,359
Legal / due diligence$4,525
Total acquisition costs$19,625
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,707
($2,022–$5,391)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$339,636

Gross yield (asking)

6.8%

True gross yield (all-in)

6.1%

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.

$1.5M$1.2M$774K$387K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $278K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$338K
+22%
Rental Income
+$50K
Total Position
$387K
+40%
6.9%/yr
Year 10
Capital Value
$411K
+48%
Rental Income
+$108K
Total Position
$518K
+87%
6.4%/yr
Year 20
Capital Value
$608K
+119%
Rental Income
+$252K
Total Position
$860K
+210%
5.8%/yr
Year 30
Capital Value
$900K
+224%
Rental Income
+$447K
Total Position
$1.3M
+385%
5.4%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Average
$109 per night
Visual Appeal
Average
4/10 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
Yield of 3.4% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.8%
$715/mo
40% occ.
3.8%
$968/mo
48% occ.
4.6%
$1,160/mo
current
58% occ.
5.6%
$1,413/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.