T2 flat in Boavista, Portimão
T2 flat in Boavista, Portimão — image 2T2 flat in Boavista, Portimão — image 3T2 flat in Boavista, Portimão — image 4T2 flat in Boavista, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Boavista, Portimão

Portimão · Western Algarve ·

€310,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.5%

True Gross Yield

48%

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: €23,635/yr
Average Daily Rate: €136
Payback Period: 16.3 years
5-yr Capital Value: €407,335
10-yr Capital Value: €495,586
Brixfox Score: 62.3 / 100
Comparable Properties: 43
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.

€361,977

+16.8% over asking

Asking price€310,000
IMT — Property transfer tax (investment schedule)€12,697
IS — Stamp duty (0.8%)€2,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,650
Total acquisition costs€21,077
Renovation (est. €55/m² × 110 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,050
(€3,300–€8,800)
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)€361,977

Gross yield (asking price)

7.6%

True gross yield (all-in)

6.5%

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: 2
Bathrooms: 1
Building: 110 m²
Style: contemporary
Condition: good
Year Built: 2003
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

palm-tree-lined-entrancefireplace

Score Breakdown

ROI
17.24
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
4.2
Rental Demand
4.75
Payback Speed
2
STR Suitability
3

Description

2-Bedroom Apartment in Portimão Come and discover this excellent 2-bedroom apartment located in the prestigious Raminha area, in Portimão. The apartment comprises two bedrooms, a spacious living room with fireplace, one bathroom and a fully equipped kitchen, standing out for its generous areas and excellent natural lig

Location

📍 37.1453°N, 8.5473°W

· Portimão, Algarve, Portugal

View on RE/MAX Platina II →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Boavista, Portimão

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

Grade B investment — short-term rental yields 5.1% 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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$76K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$1,441/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
19.5 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: good

Description

2-Bedroom Apartment in Portimão Come and discover this excellent 2-bedroom apartment located in the prestigious Raminha area, in Portimão. The apartment comprises two bedrooms, a spacious living room with fireplace, one bathroom and a fully equipped kitchen, standing out for its generous areas and excellent natural lig

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$198/night
50% ($91)Brixfox estimate($198/night)200% ($365)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$17,296
Airbnb data$198/night · 48% occupancy
Rental income
$198/night · 48% occ.
$34,396
Running costs (20%)
Utilities, cleaning, maintenance
-$6,879
Income tax (10%)
Indonesian rental income tax
-$9,631
Property tax
Annual property tax
-$590
Net income
5.1% ROI
$17,296

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$336,957
IMT (transfer tax, investment schedule)$13,801
Imposto de Selo (stamp duty)$2,696
Notary & registration$1,359
Legal / due diligence$5,054
Total acquisition costs$22,910
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,576
($3,587–$9,565)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$393,453

Gross yield (asking)

10.2%

True gross yield (all-in)

8.7%

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$507K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $310K
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 16: 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
$377K
+22%
Rental Income
+$84K
Total Position
$462K
+49%
8.3%/yr
Year 10
Capital Value
$459K
+48%
Rental Income
+$182K
Total Position
$641K
+107%
7.5%/yr
Year 20
Capital Value
$679K
+119%
Rental Income
+$428K
Total Position
$1.1M
+257%
6.6%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$757K
Total Position
$1.8M
+469%
6.0%/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
5.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$183 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
4.3%
$1,218/mo
40% occ.
5.8%
$1,641/mo
48% occ.
7.0%
$1,957/mo
current
58% occ.
8.5%
$2,380/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.