T1 flat in Três Castelos, Portimão
T1 flat in Três Castelos, Portimão — image 2T1 flat in Três Castelos, Portimão — image 3T1 flat in Três Castelos, Portimão — image 4T1 flat in Três Castelos, Portimão — image 5
Grade C+apartmentmid-range

T1 flat in Três Castelos, Portimão

Portimão · Western Algarve ·

€415,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €13,232/yr
Average Daily Rate: €88
Payback Period: 38.5 years
5-yr Capital Value: €545,304
10-yr Capital Value: €663,445
Brixfox Score: 53.9 / 100
Comparable Properties: 84
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€473,445

+14.1% over asking

Asking price€415,000
IMT — Property transfer tax (investment schedule)€21,030
IS — Stamp duty (0.8%)€3,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,225
Total acquisition costs€31,825
Renovation (est. €55/m² × 84 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,620
(€2,520–€6,720)
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)€473,445

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.8%

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
Building: 84 m²
Style: dated
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean viewcommunal pool

Score Breakdown

ROI
10.7
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.68
Rental Demand
4.13
Payback Speed
0
STR Suitability
3

Description

One-bedroom apartment for sale, with stunning sea views, in the Jardins da Rocha development, in Portimão, Algarve, 50 meters from Praia da Rocha beach, with a frontal sea view. The apartment is located on the 17th floor, facing south, with excellent sea views. Spacious living room connected to a fully equipped kitch

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

T1 flat in Três Castelos, Portimão

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

Grade C+ investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$102K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$778/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
48.3 yr
Rental only

Property details

Condition: good

Description

One-bedroom apartment for sale, with stunning sea views, in the Jardins da Rocha development, in Portimão, Algarve, 50 meters from Praia da Rocha beach, with a frontal sea view. The apartment is located on the 17th floor, facing south, with excellent sea views. Spacious living room connected to a fully equipped kitch

Income Breakdown

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Nightly Rate (ADR)
$129/night
50% ($59)Brixfox estimate($129/night)200% ($237)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$9,332
Airbnb data$129/night · 41% occupancy
Rental income
$129/night · 41% occ.
$19,464
Running costs (20%)
Utilities, cleaning, maintenance
-$3,893
Income tax (10%)
Indonesian rental income tax
-$5,450
Property tax
Annual property tax
-$789
Net income
2.1% ROI
$9,332

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$451,087
IMT (transfer tax, investment schedule)$22,859
Imposto de Selo (stamp duty)$3,609
Notary & registration$1,359
Legal / due diligence$6,766
Total acquisition costs$34,592
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,022
($2,739–$7,304)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$514,614

Gross yield (asking)

4.3%

True gross yield (all-in)

3.8%

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$1.0M$504K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $415K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$505K
+22%
Rental Income
+$46K
Total Position
$550K
+33%
5.8%/yr
Year 10
Capital Value
$614K
+48%
Rental Income
+$98K
Total Position
$713K
+72%
5.6%/yr
Year 20
Capital Value
$909K
+119%
Rental Income
+$231K
Total Position
$1.1M
+175%
5.2%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$408K
Total Position
$1.8M
+323%
4.9%/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
Weak
2.1% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Average
$119 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 2.1% 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.
2.0%
$759/mo
40% occ.
2.7%
$1,033/mo
41% occ.
2.8%
$1,070/mo
current
51% occ.
3.6%
$1,344/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.