T2 flat in Rua do Sol, 2, Praia da Rocha, Portimão
T2 flat in Rua do Sol, 2, Praia da Rocha, Portimão — image 2T2 flat in Rua do Sol, 2, Praia da Rocha, Portimão — image 3T2 flat in Rua do Sol, 2, Praia da Rocha, Portimão — image 4T2 flat in Rua do Sol, 2, Praia da Rocha, Portimão — image 5
Grade B+apartmentluxury

T2 flat in Rua do Sol, 2, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€525,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

45%

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: €38,682/yr
Average Daily Rate: €233
Payback Period: 16.7 years
5-yr Capital Value: €689,842
10-yr Capital Value: €839,299
Brixfox Score: 65.9 / 100
Comparable Properties: 83
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.

€610,605

+16.3% over asking

Asking price€525,000
IMT — Property transfer tax (investment schedule)€29,830
IS — Stamp duty (0.8%)€4,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,875
Total acquisition costs€43,155
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€610,605

Gross yield (asking price)

7.4%

True gross yield (all-in)

6.3%

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: 90 m²
Style: modern
Condition: excellent
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

geometric facadeglass balconiesmultiple outdoor pools

Score Breakdown

ROI
16.98
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
3.8
Rental Demand
4.54
Payback Speed
2
STR Suitability
3

Description

Located about 300 m from the beach, the brand new Elite Residence in Praia da Rocha offers spectacular views from the balcony accessible from the living room and bedrooms where you can have lunch and sunbathe. The building is among the most modern and design a few meters from the beautiful beaches, it has a private out

Location

📍 37.1196°N, 8.5417°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua do Sol, 2, Praia da Rocha, Portimão

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

Grade B+ investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$129K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$2,371/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.1 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

Located about 300 m from the beach, the brand new Elite Residence in Praia da Rocha offers spectacular views from the balcony accessible from the living room and bedrooms where you can have lunch and sunbathe. The building is among the most modern and design a few meters from the beautiful beaches, it has a private out

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$342/night
50% ($157)Brixfox estimate($342/night)200% ($628)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$28,447
Airbnb data$342/night · 45% occupancy
Rental income
$342/night · 45% occ.
$56,627
Running costs (20%)
Utilities, cleaning, maintenance
-$11,325
Income tax (10%)
Indonesian rental income tax
-$15,856
Property tax
Annual property tax
-$999
Net income
5.0% ROI
$28,447

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$570,652
IMT (transfer tax, investment schedule)$32,424
Imposto de Selo (stamp duty)$4,565
Notary & registration$1,359
Legal / due diligence$8,560
Total acquisition costs$46,908
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$663,701

Gross yield (asking)

9.9%

True gross yield (all-in)

8.5%

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.

$3.4M$2.5M$1.7M$848K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $525K
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
$639K
+22%
Rental Income
+$139K
Total Position
$778K
+48%
8.2%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$300K
Total Position
$1.1M
+105%
7.5%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$703K
Total Position
$1.9M
+253%
6.5%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.2M
Total Position
$2.9M
+462%
5.9%/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
Average
5.0% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$314 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $314 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 5.0% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.4%
$2,099/mo
40% occ.
5.9%
$2,826/mo
45% occ.
6.8%
$3,220/mo
current
55% occ.
8.3%
$3,947/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.