T3 flat in Rua Conselheiro João Franco, Portimão
T3 flat in Rua Conselheiro João Franco, Portimão — image 2T3 flat in Rua Conselheiro João Franco, Portimão — image 3T3 flat in Rua Conselheiro João Franco, Portimão — image 4T3 flat in Rua Conselheiro João Franco, Portimão — image 5
Grade Bapartmentbudget

T3 flat in Rua Conselheiro João Franco, Portimão

Portimão · Western Algarve ·

€299,500

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €26,004/yr
Average Daily Rate: €119
Payback Period: 14.3 years
5-yr Capital Value: €393,539
10-yr Capital Value: €478,800
Brixfox Score: 63.3 / 100
Comparable Properties: 24
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€476,601

+59.1% over asking

Asking price€299,500
IMT — Property transfer tax (investment schedule)€11,962
IS — Stamp duty (0.8%)€2,396
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,493
Total acquisition costs€20,101
Renovation (est. €900/m² × 152 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€136,800
(€106,400–€167,200)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€476,601

Gross yield (asking price)

8.7%

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: 3
Bathrooms: 2
Building: 152 m²
Style: dated
Condition: needs-renovation
Year Built: 1985
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

portuguese-azulejo-tilesornate-gold-mirror-and-consolevintage-chandelier

Score Breakdown

ROI
18.53
Visual Appeal
5.4
Ownership Security
13
Location
9.36
Land & Space
5.04
Rental Demand
5.99
Payback Speed
3
STR Suitability
3

Description

3-Bedroom Apartment with Private Garage in Portimão — Space and Potential to Create Your Dream Home! Come and discover this 3-bedroom apartment that stands out for its generous spaces and incredible renovation potential. Although it retains its original features, it is in very good overall condition and offers the oppo

Location

📍 37.1312°N, 8.5386°W

· Portimão, Algarve, Portugal

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

T3 flat in Rua Conselheiro João Franco, Portimão

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

Grade B investment — short-term rental yields 5.9% 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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$74K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$1,591/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
17.1 yr
Rental only

Property details

Year built: 1985
Energy: C
Condition: needs-renovation

Description

3-Bedroom Apartment with Private Garage in Portimão — Space and Potential to Create Your Dream Home! Come and discover this 3-bedroom apartment that stands out for its generous spaces and incredible renovation potential. Although it retains its original features, it is in very good overall condition and offers the oppo

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$173/night
50% ($80)Brixfox estimate($173/night)200% ($318)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$19,089
Airbnb data$173/night · 60% occupancy
Rental income
$173/night · 60% occ.
$37,804
Running costs (20%)
Utilities, cleaning, maintenance
-$7,561
Income tax (10%)
Indonesian rental income tax
-$10,585
Property tax
Annual property tax
-$570
Net income
5.9% ROI
$19,089

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$325,543
IMT (transfer tax, investment schedule)$13,002
Imposto de Selo (stamp duty)$2,604
Notary & registration$1,359
Legal / due diligence$4,884
Total acquisition costs$21,849
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$148,696
($115,652–$181,739)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$518,045

Gross yield (asking)

11.6%

True gross yield (all-in)

7.3%

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.

$2.1M$1.6M$1.0M$519K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $300K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$364K
+22%
Rental Income
+$93K
Total Position
$458K
+53%
8.8%/yr
Year 10
Capital Value
$443K
+48%
Rental Income
+$201K
Total Position
$645K
+115%
8.0%/yr
Year 20
Capital Value
$656K
+119%
Rental Income
+$472K
Total Position
$1.1M
+277%
6.9%/yr
Year 30
Capital Value
$971K
+224%
Rental Income
+$835K
Total Position
$1.8M
+503%
6.2%/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
5.9% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Weak
2/10 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 60% — 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

40% occ.
5.2%
$1,421/mo
50% occ.
6.6%
$1,790/mo
60% occ.
8.0%
$2,158/mo
current
70% occ.
9.3%
$2,526/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.