T2 flat in Rua António Feu, Praia da Rocha, Portimão
T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 2T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 3T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 4T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 5
Grade Bapartmentbudget

T2 flat in Rua António Feu, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€325,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.9%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €28,973/yr
Average Daily Rate: €177
Payback Period: 14.0 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 64.2 / 100
Comparable Properties: 83
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.

€368,530

+13.4% 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 (est. €55/m² × 75 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,125
(€2,250–€6,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€368,530

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.9%

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
Bathrooms: 1
Building: 75 m²
Style: dated
Condition: good
Year Built: 1984
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
18.78
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.5
Rental Demand
4.47
Payback Speed
3
STR Suitability
3

Description

Located on the first line of Praia da Rocha, in the quieter area of the well-known Avenida Tomás Cabreira, this apartment enjoys a prime location just steps away from the sea. The spacious living room features both a lounge and dining area, and is separated from the kitchenette-style kitchen by a practical counter. Fro

Location

📍 37.1167°N, 8.5401°W

· Portimão, Algarve, Portugal

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

T2 flat in Rua António Feu, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 6.0% net return annually.

Go to Source via Idealista.pt

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
+10.9%
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
6.0%
$1,767/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
16.7 yr
Rental only

Property details

Year built: 1984
Energy: D
Condition: good

Description

Located on the first line of Praia da Rocha, in the quieter area of the well-known Avenida Tomás Cabreira, this apartment enjoys a prime location just steps away from the sea. The spacious living room features both a lounge and dining area, and is separated from the kitchenette-style kitchen by a practical counter. Fro

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$257/night
50% ($118)Brixfox estimate($257/night)200% ($473)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$21,205
Airbnb data$257/night · 45% occupancy
Rental income
$257/night · 45% occ.
$41,968
Running costs (20%)
Utilities, cleaning, maintenance
-$8,394
Income tax (10%)
Indonesian rental income tax
-$11,751
Property tax
Annual property tax
-$618
Net income
6.0% ROI
$21,205

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
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,484
($2,446–$6,522)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$400,576

Gross yield (asking)

11.9%

True gross yield (all-in)

10.5%

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.

$2.3M$1.7M$1.1M$570K$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
+$104K
Total Position
$499K
+54%
9.0%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$224K
Total Position
$705K
+117%
8.0%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$524K
Total Position
$1.2M
+280%
6.9%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$928K
Total Position
$2.0M
+510%
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
6.0% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$236 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $236 — 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 45% — 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%
$1,590/mo
40% occ.
7.3%
$2,137/mo
45% occ.
8.1%
$2,397/mo
current
55% occ.
10.0%
$2,944/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.