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 Bapartmentmid-range

T1 flat in Praia da Rocha, Portimão

Portimão · Western Algarve ·

€330,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €20,894/yr
Average Daily Rate: €119
Payback Period: 19.5 years
5-yr Capital Value: €433,615
10-yr Capital Value: €527,559
Brixfox Score: 60 / 100
Comparable Properties: 92
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€379,800

+15.1% over asking

Asking price€330,000
IMT — Property transfer tax (investment schedule)€14,230
IS — Stamp duty (0.8%)€2,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,950
Total acquisition costs€23,070
Renovation (est. €55/m² × 86 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,730
(€2,580–€6,880)
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)€379,800

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.5%

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: 86 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal pool area

Score Breakdown

ROI
15.67
Visual Appeal
9.4
Ownership Security
13
Location
8.4
Land & Space
3.72
Rental Demand
4.79
Payback Speed
2
STR Suitability
3

Description

One-bedroom apartment, in a gated community, with a view of the pool and a parking space. Located just 500m from the beach. Apartment composed of: • Hall and corridor with built-in wardrobe • Large living room with access to the balcony • Fully equipped kitchen with access to the balcony • 1 bedroom with built-in ward

Location

📍 37.1257°N, 8.5379°W

· Portimão, Algarve, Portugal

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

T1 flat in Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$81K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$1,273/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
23.5 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

One-bedroom apartment, in a gated community, with a view of the pool and a parking space. Located just 500m from the beach. Apartment composed of: • Hall and corridor with built-in wardrobe • Large living room with access to the balcony • Fully equipped kitchen with access to the balcony • 1 bedroom with built-in ward

Income Breakdown

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Nightly Rate (ADR)
$175/night
50% ($80)Brixfox estimate($175/night)200% ($322)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$15,276
Airbnb data$175/night · 48% occupancy
Rental income
$175/night · 48% occ.
$30,585
Running costs (20%)
Utilities, cleaning, maintenance
-$6,117
Income tax (10%)
Indonesian rental income tax
-$8,564
Property tax
Annual property tax
-$628
Net income
4.3% ROI
$15,276

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$358,696
IMT (transfer tax, investment schedule)$15,467
Imposto de Selo (stamp duty)$2,870
Notary & registration$1,359
Legal / due diligence$5,380
Total acquisition costs$25,076
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,141
($2,804–$7,478)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$412,826

Gross yield (asking)

8.5%

True gross yield (all-in)

7.4%

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$1000K$500K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $330K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$401K
+22%
Rental Income
+$75K
Total Position
$476K
+44%
7.6%/yr
Year 10
Capital Value
$488K
+48%
Rental Income
+$161K
Total Position
$650K
+97%
7.0%/yr
Year 20
Capital Value
$723K
+119%
Rental Income
+$378K
Total Position
$1.1M
+234%
6.2%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$669K
Total Position
$1.7M
+427%
5.7%/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
4.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$161 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% 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.
3.6%
$1,064/mo
40% occ.
4.8%
$1,437/mo
48% occ.
5.8%
$1,732/mo
current
58% occ.
7.0%
$2,104/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.