T1 flat in Rua das Anforas, Praia da Rocha, Portimão
T1 flat in Rua das Anforas, Praia da Rocha, Portimão — image 2T1 flat in Rua das Anforas, Praia da Rocha, Portimão — image 3T1 flat in Rua das Anforas, Praia da Rocha, Portimão — image 4T1 flat in Rua das Anforas, Praia da Rocha, Portimão — image 5
Grade C+apartmentbudget

T1 flat in Rua das Anforas, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€175,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €10,313/yr
Average Daily Rate: €61
Payback Period: 21.1 years
5-yr Capital Value: €229,947
10-yr Capital Value: €279,766
Brixfox Score: 53.6 / 100
Comparable Properties: 90
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€217,273

+24.2% over asking

Asking price€175,000
IMT — Property transfer tax (investment schedule)€3,548
IS — Stamp duty (0.8%)€1,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,625
Total acquisition costs€8,823
Renovation (est. €350/m² × 57 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€19,950
(€14,250–€25,650)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€217,273

Gross yield (asking price)

5.9%

True gross yield (all-in)

4.7%

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: 1
Bathrooms: 1
Building: 57 m²
Style: dated
Condition: fair
Year Built: 1994
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

sliding room divider

Score Breakdown

ROI
15.08
Visual Appeal
5.4
Ownership Security
13
Location
8.4
Land & Space
3.14
Rental Demand
4.62
Payback Speed
1
STR Suitability
3

Description

Located on Avenida das Comunidades Lusíadas, in the well-known Edifício Clube Praia da Rocha, this T0 flat is just a few minutes' walk from Praia da Rocha, one of the most sought-after areas of Portimão. With a gross area of 56.50 m², the flat has a large and functional space. The living room, bedroom and kitchen area

Location

📍 37.1222°N, 8.5382°W

· Portimão, Algarve, Portugal

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

T1 flat in Rua das Anforas, Praia da Rocha, Portimão

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

Grade C+ investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$43K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$622/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
25.5 yr
Rental only

Property details

Year built: 1994
Energy: C
Condition: fair

Description

Located on Avenida das Comunidades Lusíadas, in the well-known Edifício Clube Praia da Rocha, this T0 flat is just a few minutes' walk from Praia da Rocha, one of the most sought-after areas of Portimão. With a gross area of 56.50 m², the flat has a large and functional space. The living room, bedroom and kitchen area

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$89/night
50% ($41)Brixfox estimate($89/night)200% ($164)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$7,464
Airbnb data$89/night · 46% occupancy
Rental income
$89/night · 46% occ.
$14,995
Running costs (20%)
Utilities, cleaning, maintenance
-$2,999
Income tax (10%)
Indonesian rental income tax
-$4,198
Property tax
Annual property tax
-$333
Net income
3.9% ROI
$7,464

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$190,217
IMT (transfer tax, investment schedule)$3,857
Imposto de Selo (stamp duty)$1,522
Notary & registration$1,359
Legal / due diligence$2,853
Total acquisition costs$9,590
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$21,685
($15,489–$27,880)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$236,166

Gross yield (asking)

7.9%

True gross yield (all-in)

6.3%

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.

$1.0M$771K$514K$257K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $175K
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
$213K
+22%
Rental Income
+$36K
Total Position
$249K
+42%
7.3%/yr
Year 10
Capital Value
$259K
+48%
Rental Income
+$79K
Total Position
$338K
+93%
6.8%/yr
Year 20
Capital Value
$383K
+119%
Rental Income
+$185K
Total Position
$568K
+225%
6.1%/yr
Year 30
Capital Value
$568K
+224%
Rental Income
+$327K
Total Position
$894K
+411%
5.6%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Average
$82 per night
Visual Appeal
Weak
2/10 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 3.9% 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.
3.4%
$540/mo
40% occ.
4.6%
$730/mo
46% occ.
5.3%
$847/mo
current
56% occ.
6.5%
$1,036/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.