T3 flat in Rua da Hortinha, Portimão
T3 flat in Rua da Hortinha, Portimão — image 2T3 flat in Rua da Hortinha, Portimão — image 3T3 flat in Rua da Hortinha, Portimão — image 4T3 flat in Rua da Hortinha, Portimão — image 5
Grade Aapartmentmid-range

T3 flat in Rua da Hortinha, Portimão

Portimão · Western Algarve ·

€385,000

Asking Price (EUR)

7.9%

True Net Yield (Owner, all-in)

5.5%

True Net Yield (Managed, all-in)

12.1%

True Gross Yield

59%

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: €53,800/yr
Average Daily Rate: €249
Payback Period: 8.8 years
5-yr Capital Value: €505,884
10-yr Capital Value: €615,486
Brixfox Score: 76 / 100
Comparable Properties: 14
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€443,935

+15.3% over asking

Asking price€385,000
IMT — Property transfer tax (investment schedule)€18,630
IS — Stamp duty (0.8%)€3,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,775
Total acquisition costs€28,735
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€443,935

Gross yield (asking price)

14.0%

True gross yield (all-in)

12.1%

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: 3
Bathrooms: 2
Building: 96 m²
Style: modern
Condition: excellent
Year Built: 1978
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan kitchen livingintegrated kitchen appliancessliding glass doors to outdoor space

Score Breakdown

ROI
24.64
Visual Appeal
12.2
Ownership Security
13
Location
9.36
Land & Space
3.92
Rental Demand
5.91
Payback Speed
4
STR Suitability
3

Description

Fully Renovated 3 Bedroom Apartment in the Center of Portimão 5 minutes from the Riverside area. We present this stylish, recently renovated, 3 bedroom apartment located in the vibrant heart of Portimão. A unique opportunity for those looking for a modern, functional home with an excellent location. Property Highlig

Location

📍 37.1416°N, 8.5357°W

· Portimão, Algarve, Portugal

View on IMOFENIX →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Rua da Hortinha, Portimão

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

Grade A investment — short-term rental yields 9.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+14.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$95K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.6%
$3,352/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.4 yr
Rental only

Property details

Year built: 1978
Energy: E
Condition: excellent

Description

Fully Renovated 3 Bedroom Apartment in the Center of Portimão 5 minutes from the Riverside area. We present this stylish, recently renovated, 3 bedroom apartment located in the vibrant heart of Portimão. A unique opportunity for those looking for a modern, functional home with an excellent location. Property Highlig

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$365/night
50% ($168)Brixfox estimate($365/night)200% ($672)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$40,222
Airbnb data$365/night · 59% occupancy
Rental income
$365/night · 59% occ.
$78,758
Running costs (20%)
Utilities, cleaning, maintenance
-$15,752
Income tax (10%)
Indonesian rental income tax
-$22,052
Property tax
Annual property tax
-$732
Net income
9.6% ROI
$40,222

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$418,478
IMT (transfer tax, investment schedule)$20,250
Imposto de Selo (stamp duty)$3,348
Notary & registration$1,359
Legal / due diligence$6,277
Total acquisition costs$31,234
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$482,538

Gross yield (asking)

18.8%

True gross yield (all-in)

16.3%

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.

$3.5M$2.6M$1.7M$865K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $385K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$468K
+22%
Rental Income
+$196K
Total Position
$665K
+73%
11.5%/yr
Year 10
Capital Value
$570K
+48%
Rental Income
+$424K
Total Position
$994K
+158%
10.0%/yr
Year 20
Capital Value
$844K
+119%
Rental Income
+$994K
Total Position
$1.8M
+377%
8.1%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.8M
Total Position
$3.0M
+682%
7.1%/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
Strong
9.6% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$336 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

High rental yield at 9.6% — outperforms most villas in this market
Premium nightly rate of $336 — 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 59% — 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

39% occ.
8.5%
$2,979/mo
49% occ.
10.8%
$3,756/mo
59% occ.
13.0%
$4,533/mo
current
69% occ.
15.2%
$5,310/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.