T2 flat in Rua Engenheiro Francisco Bívar, Praia da Rocha, Portimão
T2 flat in Rua Engenheiro Francisco Bívar, Praia da Rocha, Portimão — image 2T2 flat in Rua Engenheiro Francisco Bívar, Praia da Rocha, Portimão — image 3T2 flat in Rua Engenheiro Francisco Bívar, Praia da Rocha, Portimão — image 4T2 flat in Rua Engenheiro Francisco Bívar, Praia da Rocha, Portimão — image 5
Grade C+apartmentbudget

T2 flat in Rua Engenheiro Francisco Bívar, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€369,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

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: €16,534/yr
Average Daily Rate: €103
Payback Period: 27.8 years
5-yr Capital Value: €484,861
10-yr Capital Value: €589,907
Brixfox Score: 54.8 / 100
Comparable Properties: 83
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€417,502

+13.1% over asking

Asking price€369,000
IMT — Property transfer tax (investment schedule)€17,350
IS — Stamp duty (0.8%)€2,952
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,535
Total acquisition costs€27,087
Renovation (est. €55/m² × 83 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,565
(€2,490–€6,640)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€417,502

Gross yield (asking price)

4.5%

True gross yield (all-in)

4.0%

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: 2
Bathrooms: 2
Building: 83 m²
Style: dated
Condition: good
Year Built: 1968
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched doorway

Score Breakdown

ROI
12.1
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
3.66
Rental Demand
4.41
Payback Speed
0
STR Suitability
3

Description

For Sale: 2-Bedroom Apartment in Portimão – Excellent Location and Amenities! We present this fantastic 2-bedroom apartment located in one of the most sought-after and valuable areas of Portimão. With 91.7 m² of gross area, this property stands out for its spacious layout, natural light, and comfort — an ideal choice

Location

📍 37.1189°N, 8.5413°W

· Portimão, Algarve, Portugal

View on RE/MAX Golden Line II →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Engenheiro Francisco Bívar, Praia da Rocha, Portimão

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

Grade C+ investment — short-term rental yields 2.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$91K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$980/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
34.1 yr
Rental only

Property details

Year built: 1968
Energy: C
Condition: good

Description

For Sale: 2-Bedroom Apartment in Portimão – Excellent Location and Amenities! We present this fantastic 2-bedroom apartment located in one of the most sought-after and valuable areas of Portimão. With 91.7 m² of gross area, this property stands out for its spacious layout, natural light, and comfort — an ideal choice

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$149/night
50% ($69)Brixfox estimate($149/night)200% ($274)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$11,760
Airbnb data$149/night · 44% occupancy
Rental income
$149/night · 44% occ.
$23,965
Running costs (20%)
Utilities, cleaning, maintenance
-$4,793
Income tax (10%)
Indonesian rental income tax
-$6,710
Property tax
Annual property tax
-$702
Net income
2.9% ROI
$11,760

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$401,087
IMT (transfer tax, investment schedule)$18,859
Imposto de Selo (stamp duty)$3,209
Notary & registration$1,359
Legal / due diligence$6,016
Total acquisition costs$29,442
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,962
($2,707–$7,217)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$453,807

Gross yield (asking)

6.0%

True gross yield (all-in)

5.3%

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.

$2.0M$1.5M$984K$492K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $369K
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 24: 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
$449K
+22%
Rental Income
+$57K
Total Position
$506K
+37%
6.5%/yr
Year 10
Capital Value
$546K
+48%
Rental Income
+$124K
Total Position
$670K
+82%
6.2%/yr
Year 20
Capital Value
$809K
+119%
Rental Income
+$291K
Total Position
$1.1M
+198%
5.6%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$515K
Total Position
$1.7M
+364%
5.2%/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
Weak
2.9% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$137 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 2.9% is below 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.
2.7%
$893/mo
40% occ.
3.6%
$1,210/mo
44% occ.
4.0%
$1,340/mo
current
54% occ.
5.0%
$1,657/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.