T2 flat in Rua do Oceano Atlântico, 3, Encosta da Marina, Portimão
T2 flat in Rua do Oceano Atlântico, 3, Encosta da Marina, Portimão — image 2T2 flat in Rua do Oceano Atlântico, 3, Encosta da Marina, Portimão — image 3T2 flat in Rua do Oceano Atlântico, 3, Encosta da Marina, Portimão — image 4T2 flat in Rua do Oceano Atlântico, 3, Encosta da Marina, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Rua do Oceano Atlântico, 3, Encosta da Marina, Portimão

Portimão · Western Algarve ·

€385,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% 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: €27,740/yr
Average Daily Rate: €180
Payback Period: 16.9 years
5-yr Capital Value: €505,884
10-yr Capital Value: €615,486
Brixfox Score: 62.2 / 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.

€446,615

+16.0% over asking

Asking price€385,000
IMT — Property transfer tax (investment schedule)€18,630
IS — Stamp duty (0.8%)€3,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,775
Total acquisition costs€28,735
Renovation (est. €55/m² × 146 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,030
(€4,380–€11,680)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€446,615

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.2%

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: 146 m²
Style: contemporary
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

marina_viewlarge_balcony_potential

Score Breakdown

ROI
16.89
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
4.92
Rental Demand
4.22
Payback Speed
2
STR Suitability
3

Description

This spectacular two-bedroom apartment on the eighth floor, on the hillside of Portimão Marina, offers a 180-degree view over the estuary and out to the sea. With an en-suite bedroom, 98 square meters of space, and a 40-square-meter box garage, it is perfect for permanent residence, holidays, or rental income. Fully el

Location

📍 37.1235°N, 8.5361°W

· Portimão, Algarve, Portugal

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

T2 flat in Rua do Oceano Atlântico, 3, Encosta da Marina, Portimão

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

Grade B investment — short-term rental yields 4.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$95K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$1,723/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.2 yr
Rental only

Property details

Energy: D
Condition: good

Description

This spectacular two-bedroom apartment on the eighth floor, on the hillside of Portimão Marina, offers a 180-degree view over the estuary and out to the sea. With an en-suite bedroom, 98 square meters of space, and a 40-square-meter box garage, it is perfect for permanent residence, holidays, or rental income. Fully el

Income Breakdown

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Nightly Rate (ADR)
$267/night
50% ($123)Brixfox estimate($267/night)200% ($491)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$20,675
Airbnb data$267/night · 42% occupancy
Rental income
$267/night · 42% occ.
$41,168
Running costs (20%)
Utilities, cleaning, maintenance
-$8,234
Income tax (10%)
Indonesian rental income tax
-$11,527
Property tax
Annual property tax
-$732
Net income
4.9% ROI
$20,675

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$418,478
IMT (transfer tax, investment schedule)$20,250
Imposto de Selo (stamp duty)$3,348
Notary & registration$1,359
Legal / due diligence$6,277
Total acquisition costs$31,234
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,728
($4,761–$12,696)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$485,451

Gross yield (asking)

9.8%

True gross yield (all-in)

8.5%

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$1.9M$1.2M$619K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $385K
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 17: 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
$468K
+22%
Rental Income
+$101K
Total Position
$569K
+48%
8.1%/yr
Year 10
Capital Value
$570K
+48%
Rental Income
+$218K
Total Position
$788K
+105%
7.4%/yr
Year 20
Capital Value
$844K
+119%
Rental Income
+$511K
Total Position
$1.4M
+252%
6.5%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$905K
Total Position
$2.2M
+459%
5.9%/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
Average
4.9% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$246 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $246 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.9% 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.
4.7%
$1,645/mo
40% occ.
6.3%
$2,214/mo
42% occ.
6.7%
$2,341/mo
current
52% occ.
8.3%
$2,909/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.