T2 flat in Avenida das Comunidades Lusíadas, Nn, Praia da Rocha, Portimão
T2 flat in Avenida das Comunidades Lusíadas, Nn, Praia da Rocha, Portimão — image 2T2 flat in Avenida das Comunidades Lusíadas, Nn, Praia da Rocha, Portimão — image 3T2 flat in Avenida das Comunidades Lusíadas, Nn, Praia da Rocha, Portimão — image 4T2 flat in Avenida das Comunidades Lusíadas, Nn, Praia da Rocha, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Avenida das Comunidades Lusíadas, Nn, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€325,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €28,734/yr
Average Daily Rate: €172
Payback Period: 13.7 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 64.4 / 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.

€372,405

+14.6% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
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)€372,405

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.7%

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: 1
Building: 60 m²
Style: modern
Condition: excellent
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

patterned kitchen backsplashdark wood slat room divider

Score Breakdown

ROI
18.98
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
3.2
Rental Demand
4.57
Payback Speed
3
STR Suitability
3

Description

2 bedroom apartment with balcony and storage. Fully renovated, including water piping and electrical and TV installation in all bedrooms and living room. Profitability of €750/week from July to September. For sale furnished and fully equipped kitchen (dishwasher, washer/dryer and combined, microwave, oven, induction ho

Location

📍 37.1213°N, 8.5379°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T2 flat in Avenida das Comunidades Lusíadas, Nn, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 6.1% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$80K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$1,800/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
16.4 yr
Rental only

Property details

Energy: B
Condition: excellent

Description

2 bedroom apartment with balcony and storage. Fully renovated, including water piping and electrical and TV installation in all bedrooms and living room. Profitability of €750/week from July to September. For sale furnished and fully equipped kitchen (dishwasher, washer/dryer and combined, microwave, oven, induction ho

Income Breakdown

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Nightly Rate (ADR)
$256/night
50% ($118)Brixfox estimate($256/night)200% ($471)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$21,596
Airbnb data$256/night · 46% occupancy
Rental income
$256/night · 46% occ.
$42,720
Running costs (20%)
Utilities, cleaning, maintenance
-$8,544
Income tax (10%)
Indonesian rental income tax
-$11,961
Property tax
Annual property tax
-$618
Net income
6.1% ROI
$21,596

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$404,788

Gross yield (asking)

12.1%

True gross yield (all-in)

10.6%

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.

$2.3M$1.7M$1.1M$575K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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
$395K
+22%
Rental Income
+$105K
Total Position
$501K
+54%
9.0%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$228K
Total Position
$709K
+118%
8.1%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$534K
Total Position
$1.2M
+283%
7.0%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$945K
Total Position
$2.0M
+515%
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
6.1% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$235 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

Premium nightly rate of $235 — 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 46% — 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.
5.4%
$1,583/mo
40% occ.
7.2%
$2,128/mo
46% occ.
8.3%
$2,440/mo
current
56% occ.
10.1%
$2,985/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.