T2 flat in Centro, Alvor
T2 flat in Centro, Alvor — image 2T2 flat in Centro, Alvor — image 3T2 flat in Centro, Alvor — image 4T2 flat in Centro, Alvor — image 5
Grade B+apartmentmid-range

T2 flat in Centro, Alvor

Portimão · Western Algarve ·

€395,000

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.7%

True Gross Yield

54%

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: €43,778/yr
Average Daily Rate: €221
Payback Period: 11.1 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 72.8 / 100
Comparable Properties: 46
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€449,615

+13.8% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation€0 — move-in ready
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)€449,615

Gross yield (asking price)

11.1%

True gross yield (all-in)

9.7%

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: 2
Building: 89 m²
Style: contemporary
Condition: excellent
Year Built: 1994
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan kitchen island with seatingrattan pendant lightspatterned armchairsbalcony with bistro set

Score Breakdown

ROI
21.61
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
3.78
Rental Demand
5.44
Payback Speed
4
STR Suitability
3

Description

A beautiful renovated 2 bedroom apartment located in the center of Alvor village, on the 2nd floor (no elevator) completely furnished & equipped. The property comprises of an entrance hall with a wardrobe, a bright living room with access to an enclosed balcony, a modern open-plan kitchen with an island, 2 double bedro

Location

📍 37.1308°N, 8.5914°W

· Portimão, Algarve, Portugal

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

T2 flat in Centro, Alvor

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

Grade B+ investment — short-term rental yields 7.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$97K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$2,715/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.2 yr
Rental only

Property details

Year built: 1994
Energy: B-
Condition: excellent

Description

A beautiful renovated 2 bedroom apartment located in the center of Alvor village, on the 2nd floor (no elevator) completely furnished & equipped. The property comprises of an entrance hall with a wardrobe, a bright living room with access to an enclosed balcony, a modern open-plan kitchen with an island, 2 double bedro

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$323/night
50% ($149)Brixfox estimate($323/night)200% ($594)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$32,576
Airbnb data$323/night · 54% occupancy
Rental income
$323/night · 54% occ.
$64,090
Running costs (20%)
Utilities, cleaning, maintenance
-$12,818
Income tax (10%)
Indonesian rental income tax
-$17,945
Property tax
Annual property tax
-$751
Net income
7.6% ROI
$32,576

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$488,712

Gross yield (asking)

14.9%

True gross yield (all-in)

13.1%

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.

$3.1M$2.3M$1.6M$778K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 12: 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
$481K
+22%
Rental Income
+$159K
Total Position
$640K
+62%
10.1%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$344K
Total Position
$928K
+135%
8.9%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$805K
Total Position
$1.7M
+323%
7.5%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.4M
Total Position
$2.7M
+585%
6.6%/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
7.6% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$297 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $297 — 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 54% — 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

34% occ.
6.4%
$2,301/mo
44% occ.
8.4%
$2,988/mo
54% occ.
10.3%
$3,676/mo
current
64% occ.
12.2%
$4,363/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.