T3 flat in Aldeia do Carrasco - Vale da Arrancada, Portimão
T3 flat in Aldeia do Carrasco - Vale da Arrancada, Portimão — image 2T3 flat in Aldeia do Carrasco - Vale da Arrancada, Portimão — image 3T3 flat in Aldeia do Carrasco - Vale da Arrancada, Portimão — image 4T3 flat in Aldeia do Carrasco - Vale da Arrancada, Portimão — image 5
Grade B+apartmentmid-range

T3 flat in Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve ·

€385,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

11.0%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €49,394/yr
Average Daily Rate: €320
Payback Period: 9.7 years
5-yr Capital Value: €505,884
10-yr Capital Value: €615,486
Brixfox Score: 70.3 / 100
Comparable Properties: 9
Data Confidence: 62%
Search Radius: 3 km

True Investment Cost

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

€450,425

+17.0% 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 × 118 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,490
(€3,540–€9,440)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€450,425

Gross yield (asking price)

12.8%

True gross yield (all-in)

11.0%

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: 3
Bathrooms: 2
Building: 118 m²
Style: portuguese-traditional
Condition: good
Year Built: 2002
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue and white exteriorarched doorways interior

Score Breakdown

ROI
23.58
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
4.36
Rental Demand
4.22
Payback Speed
4
STR Suitability
3

Description

A lovely and well located 3 bedroom apartment, 1st floor which is top floor, at the popular complex of Oasis Parque. This complex offers good facilities such as: indoor pool with Jacuzzi bath, outdoor pool plus children’s pool and playground, tennis courts, snack bar and reception. The apartment is placed in a quiet cu

Location

📍 37.1570°N, 8.5568°W

· Portimão, Algarve, Portugal

View on Sulgar Lda →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Aldeia do Carrasco - Vale da Arrancada, Portimão

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

Grade B+ investment — short-term rental yields 8.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+13.6%
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
8.7%
$3,033/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.5 yr
Rental only

Property details

Year built: 2002
Energy: D
Condition: good

Description

A lovely and well located 3 bedroom apartment, 1st floor which is top floor, at the popular complex of Oasis Parque. This complex offers good facilities such as: indoor pool with Jacuzzi bath, outdoor pool plus children’s pool and playground, tennis courts, snack bar and reception. The apartment is placed in a quiet cu

Income Breakdown

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Nightly Rate (ADR)
$463/night
50% ($213)Brixfox estimate($463/night)200% ($852)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$36,399
Airbnb data$463/night · 42% occupancy
Rental income
$463/night · 42% occ.
$71,407
Running costs (20%)
Utilities, cleaning, maintenance
-$14,281
Income tax (10%)
Indonesian rental income tax
-$19,994
Property tax
Annual property tax
-$732
Net income
8.7% ROI
$36,399

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.		$7,054
($3,848–$10,261)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$489,592

Gross yield (asking)

17.1%

True gross yield (all-in)

14.6%

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.

$3.3M$2.5M$1.6M$817K$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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$468K
+22%
Rental Income
+$178K
Total Position
$646K
+68%
10.9%/yr
Year 10
Capital Value
$570K
+48%
Rental Income
+$384K
Total Position
$954K
+148%
9.5%/yr
Year 20
Capital Value
$844K
+119%
Rental Income
+$900K
Total Position
$1.7M
+353%
7.8%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.6M
Total Position
$2.8M
+638%
6.9%/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
Strong
8.7% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$426 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

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $426 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — 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

30% occ.
8.3%
$2,898/mo
40% occ.
11.1%
$3,885/mo
42% occ.
11.8%
$4,105/mo
current
52% occ.
14.6%
$5,091/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.