T2 flat, Urbanização Colina Real, 10, Vale Franca - Barranco do Rodrigo, Portimão
T2 flat, Urbanização Colina Real, 10, Vale Franca - Barranco do Rodrigo, Portimão — image 2T2 flat, Urbanização Colina Real, 10, Vale Franca - Barranco do Rodrigo, Portimão — image 3T2 flat, Urbanização Colina Real, 10, Vale Franca - Barranco do Rodrigo, Portimão — image 4T2 flat, Urbanização Colina Real, 10, Vale Franca - Barranco do Rodrigo, Portimão — image 5
Grade Bapartmentmid-range

T2 flat, Urbanização Colina Real, 10, Vale Franca - Barranco do Rodrigo, Portimão

Portimão · Western Algarve ·

€420,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

48%

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: €23,652/yr
Average Daily Rate: €136
Payback Period: 21.9 years
5-yr Capital Value: €551,874
10-yr Capital Value: €671,439
Brixfox Score: 60.3 / 100
Comparable Properties: 83
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€486,235

+15.8% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation (est. €55/m² × 119 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,545
(€3,570–€9,520)
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)€486,235

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.9%

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
Building: 119 m²
Style: contemporary
Condition: good
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private rooftop poolmodern building facade with orange accentsoutdoor dining/lounge area

Score Breakdown

ROI
14.81
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.38
Rental Demand
4.78
Payback Speed
1
STR Suitability
3

Description

Direct Sale by Owner - No Real Estate Agencies! Apartment in Barranco do Rodrigo, Doutor Manuel Bentes street - T2 in excellent condition, with air conditioning, two garage spaces, electric shutters, and double glazing. Equipped kitchen, induction hob, oven, and extractor fan. Located in the center of Portimão, it h

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

T2 flat, Urbanização Colina Real, 10, Vale Franca - Barranco do Rodrigo, Portimão

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

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$103K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$1,434/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.5 yr
Rental only

Property details

Condition: good

Description

Direct Sale by Owner - No Real Estate Agencies! Apartment in Barranco do Rodrigo, Doutor Manuel Bentes street - T2 in excellent condition, with air conditioning, two garage spaces, electric shutters, and double glazing. Equipped kitchen, induction hob, oven, and extractor fan. Located in the center of Portimão, it h

Income Breakdown

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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
$17,206
Airbnb data$198/night · 48% occupancy
Rental income
$198/night · 48% occ.
$34,624
Running costs (20%)
Utilities, cleaning, maintenance
-$6,925
Income tax (10%)
Indonesian rental income tax
-$9,695
Property tax
Annual property tax
-$799
Net income
3.8% ROI
$17,206

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$456,522
IMT (transfer tax, investment schedule)$23,293
Imposto de Selo (stamp duty)$3,652
Notary & registration$1,359
Legal / due diligence$6,848
Total acquisition costs$35,152
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,114
($3,880–$10,348)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$528,516

Gross yield (asking)

7.6%

True gross yield (all-in)

6.6%

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.

$2.4M$1.8M$1.2M$608K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $420K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$511K
+22%
Rental Income
+$84K
Total Position
$595K
+42%
7.2%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$181K
Total Position
$803K
+91%
6.7%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$425K
Total Position
$1.3M
+220%
6.0%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$753K
Total Position
$2.1M
+404%
5.5%/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
3.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$183 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% 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.
3.2%
$1,201/mo
40% occ.
4.3%
$1,623/mo
48% occ.
5.1%
$1,953/mo
current
58% occ.
6.2%
$2,376/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.