T1 flat in Marachique - Amoreira - Delgadas, Alvor
T1 flat in Marachique - Amoreira - Delgadas, Alvor — image 2T1 flat in Marachique - Amoreira - Delgadas, Alvor — image 3T1 flat in Marachique - Amoreira - Delgadas, Alvor — image 4T1 flat in Marachique - Amoreira - Delgadas, Alvor — image 5
Grade Bapartmentbudget

T1 flat in Marachique - Amoreira - Delgadas, Alvor

Portimão · Western Algarve ·

€229,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €15,969/yr
Average Daily Rate: €86
Payback Period: 17.9 years
5-yr Capital Value: €300,903
10-yr Capital Value: €366,094
Brixfox Score: 61.1 / 100
Comparable Properties: 73
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€272,844

+19.1% over asking

Asking price€229,000
IMT — Property transfer tax (investment schedule)€7,027
IS — Stamp duty (0.8%)€1,832
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,435
Total acquisition costs€13,544
Renovation (est. €350/m² × 48 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€16,800
(€12,000–€21,600)
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)€272,844

Gross yield (asking price)

7.0%

True gross yield (all-in)

5.9%

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: 1
Bathrooms: 1
Building: 48 m²
Style: dated
Condition: fair
Year Built: 1985
Energy Certificate: C
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
16.41
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
2.96
Rental Demand
5.1
Payback Speed
2
STR Suitability
3

Description

1-Bedroom Apartment with Balcony in Amoreira – Near Alvor Beach | 58 m² Excellent opportunity to live or invest just a few minutes from the beach! This pleasant 1-bedroom apartment, with 58 m², is located in the quiet area of Amoreira, in Alvor, well known for its proximity to the sea and its peaceful atmosphere. The p

Location

📍 37.1241°N, 8.5736°W

· Portimão, Algarve, Portugal

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

T1 flat in Marachique - Amoreira - Delgadas, Alvor

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

Grade B investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$56K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$968/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
21.4 yr
Rental only

Property details

Year built: 1985
Energy: C
Condition: fair

Description

1-Bedroom Apartment with Balcony in Amoreira – Near Alvor Beach | 58 m² Excellent opportunity to live or invest just a few minutes from the beach! This pleasant 1-bedroom apartment, with 58 m², is located in the quiet area of Amoreira, in Alvor, well known for its proximity to the sea and its peaceful atmosphere. The p

Income Breakdown

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Nightly Rate (ADR)
$125/night
50% ($57)Brixfox estimate($125/night)200% ($229)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$11,613
Airbnb data$125/night · 51% occupancy
Rental income
$125/night · 51% occ.
$23,170
Running costs (20%)
Utilities, cleaning, maintenance
-$4,634
Income tax (10%)
Indonesian rental income tax
-$6,487
Property tax
Annual property tax
-$436
Net income
4.7% ROI
$11,613

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$248,913
IMT (transfer tax, investment schedule)$7,638
Imposto de Selo (stamp duty)$1,991
Notary & registration$1,359
Legal / due diligence$3,734
Total acquisition costs$14,722
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$18,261
($13,043–$23,478)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$296,570

Gross yield (asking)

9.3%

True gross yield (all-in)

7.8%

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.

$1.4M$1.1M$719K$360K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $229K
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 17: 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
$279K
+22%
Rental Income
+$57K
Total Position
$335K
+46%
7.9%/yr
Year 10
Capital Value
$339K
+48%
Rental Income
+$122K
Total Position
$461K
+102%
7.3%/yr
Year 20
Capital Value
$502K
+119%
Rental Income
+$287K
Total Position
$789K
+244%
6.4%/yr
Year 30
Capital Value
$743K
+224%
Rental Income
+$508K
Total Position
$1.3M
+446%
5.8%/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
4.7% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Average
$115 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% 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

31% occ.
3.8%
$785/mo
41% occ.
5.1%
$1,050/mo
51% occ.
6.3%
$1,315/mo
current
61% occ.
7.6%
$1,580/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.