T1 flat in Rua Cesário Verde, 5 Lote, Marachique - Amoreira - Delgadas, Alvor
T1 flat in Rua Cesário Verde, 5 Lote, Marachique - Amoreira - Delgadas, Alvor — image 2T1 flat in Rua Cesário Verde, 5 Lote, Marachique - Amoreira - Delgadas, Alvor — image 3T1 flat in Rua Cesário Verde, 5 Lote, Marachique - Amoreira - Delgadas, Alvor — image 4T1 flat in Rua Cesário Verde, 5 Lote, Marachique - Amoreira - Delgadas, Alvor — image 5
Grade Bapartmentmid-range

T1 flat in Rua Cesário Verde, 5 Lote, Marachique - Amoreira - Delgadas, Alvor

Portimão · Western Algarve ·

€288,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

51%

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: €22,308/yr
Average Daily Rate: €119
Payback Period: 15.7 years
5-yr Capital Value: €378,428
10-yr Capital Value: €460,415
Brixfox Score: 63.2 / 100
Comparable Properties: 85
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€332,056

+15.3% over asking

Asking price€288,000
IMT — Property transfer tax (investment schedule)€11,157
IS — Stamp duty (0.8%)€2,304
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,320
Total acquisition costs€19,031
Renovation (est. €55/m² × 55 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,025
(€1,650–€4,400)
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)€332,056

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.7%

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: 55 m²
Style: contemporary
Condition: good
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal swimming poolsextensive green spaceschildren's playgroundsea view in the distance

Score Breakdown

ROI
17.59
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.1
Rental Demand
5.13
Payback Speed
3
STR Suitability
3

Description

One-bedroom flat in excellent condition, located in the prestigious Vila Marachique; overlooking the garden/pool, with air conditioning installed and garage parking space.

Location

📍 37.1294°N, 8.5759°W

· Portimão, Algarve, Portugal

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

T1 flat in Rua Cesário Verde, 5 Lote, Marachique - Amoreira - Delgadas, Alvor

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

Grade B investment — short-term rental yields 5.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+10.3%
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
5.3%
$1,392/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
18.7 yr
Rental only

Property details

Energy: A
Condition: good

Description

One-bedroom flat in excellent condition, located in the prestigious Vila Marachique; overlooking the garden/pool, with air conditioning installed and garage parking space.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$177/night
50% ($81)Brixfox estimate($177/night)200% ($326)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$16,699
Airbnb data$177/night · 51% occupancy
Rental income
$177/night · 51% occ.
$33,166
Running costs (20%)
Utilities, cleaning, maintenance
-$6,633
Income tax (10%)
Indonesian rental income tax
-$9,287
Property tax
Annual property tax
-$548
Net income
5.3% ROI
$16,699

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$313,043
IMT (transfer tax, investment schedule)$12,127
Imposto de Selo (stamp duty)$2,504
Notary & registration$1,359
Legal / due diligence$4,696
Total acquisition costs$20,686
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,288
($1,793–$4,783)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$360,930

Gross yield (asking)

10.6%

True gross yield (all-in)

9.2%

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.

$1.9M$1.4M$957K$479K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $288K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$350K
+22%
Rental Income
+$82K
Total Position
$432K
+50%
8.4%/yr
Year 10
Capital Value
$426K
+48%
Rental Income
+$176K
Total Position
$602K
+109%
7.7%/yr
Year 20
Capital Value
$631K
+119%
Rental Income
+$413K
Total Position
$1.0M
+262%
6.7%/yr
Year 30
Capital Value
$934K
+224%
Rental Income
+$731K
Total Position
$1.7M
+478%
6.0%/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
5.3% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$163 per night
Visual Appeal
Good
7/10 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 51% — 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

31% occ.
4.4%
$1,135/mo
41% occ.
5.8%
$1,512/mo
51% occ.
7.2%
$1,889/mo
current
61% occ.
8.7%
$2,266/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.