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 ·

€490,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

53%

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: €37,820/yr
Average Daily Rate: €195
Payback Period: 16.0 years
5-yr Capital Value: €643,853
10-yr Capital Value: €783,345
Brixfox Score: 65.2 / 100
Comparable Properties: 45
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€556,900

+13.7% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€556,900

Gross yield (asking price)

7.7%

True gross yield (all-in)

6.8%

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: 154 m²
Style: contemporary
Condition: excellent
Year Built: 2019
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved building architecturemultiple balconies with glass railingslandscaped common areas

Score Breakdown

ROI
17.41
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.08
Rental Demand
5.32
Payback Speed
3
STR Suitability
3

Description

Alvor, the PARADISE of the Western Algarve! Be amazed by this 2-bedroom apartment in a gated community, with a swimming pool and close to the sea and estuary of Alvor. This magnificent apartment provides you with a tranquil and elegant environment to live in or spend your holidays. With modern design, quality materia

Location

📍 37.1330°N, 8.5915°W

· Portimão, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Centro, Alvor

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

Grade B+ investment — short-term rental yields 5.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$121K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$2,321/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
19.1 yr
Rental only

Property details

Year built: 2019
Energy: A
Condition: excellent

Description

Alvor, the PARADISE of the Western Algarve! Be amazed by this 2-bedroom apartment in a gated community, with a swimming pool and close to the sea and estuary of Alvor. This magnificent apartment provides you with a tranquil and elegant environment to live in or spend your holidays. With modern design, quality materia

Income Breakdown

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Nightly Rate (ADR)
$285/night
50% ($131)Brixfox estimate($285/night)200% ($525)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$27,857
Airbnb data$285/night · 53% occupancy
Rental income
$285/night · 53% occ.
$55,364
Running costs (20%)
Utilities, cleaning, maintenance
-$11,073
Income tax (10%)
Indonesian rental income tax
-$15,502
Property tax
Annual property tax
-$932
Net income
5.2% ROI
$27,857

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$532,609
IMT (transfer tax, investment schedule)$29,380
Imposto de Selo (stamp duty)$4,261
Notary & registration$1,359
Legal / due diligence$7,989
Total acquisition costs$42,989
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$605,326

Gross yield (asking)

10.4%

True gross yield (all-in)

9.1%

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.

$3.2M$2.4M$1.6M$807K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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
$596K
+22%
Rental Income
+$136K
Total Position
$732K
+49%
8.4%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$294K
Total Position
$1.0M
+108%
7.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$689K
Total Position
$1.8M
+260%
6.6%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.2M
Total Position
$2.8M
+473%
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
5.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$262 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 $262 — 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 53% — 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

33% occ.
4.4%
$1,938/mo
43% occ.
5.7%
$2,545/mo
53% occ.
7.1%
$3,152/mo
current
63% occ.
8.5%
$3,759/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.