T2 flat in Centro, Alvor
T2 flat in Centro, Alvor — image 2T2 flat in Centro, Alvor — image 3T2 flat in Centro, Alvor — image 4T2 flat in Centro, Alvor — image 5
Grade B+apartmentmid-range

T2 flat in Centro, Alvor

Portimão · Western Algarve ·

€325,000

Asking Price (EUR)

7.8%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

9.6%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €36,294/yr
Average Daily Rate: €187
Payback Period: 17.7 years
5-yr Capital Value: €376,764
10-yr Capital Value: €436,773
Brixfox Score: 70.3 / 100
Comparable Properties: 37
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.

€376,420

+15.8% 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 × 73 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,015
(€2,190–€5,840)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€376,420

Gross yield (asking price)

11.2%

True gross yield (all-in)

9.6%

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: 73 m²
Style: portuguese-traditional
Condition: good
Year Built: 2002
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architectureopen-plan living areaoutdoor patio/garden access

Score Breakdown

ROI
19.95
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
3.46
Rental Demand
5.32
Payback Speed
4
STR Suitability
4

Description

This charming 2-bedroom apartment, located in the picturesque village of Alvor, has been completely renovated and features a modern, bright, and extremely welcoming atmosphere. The decor, carefully chosen and in excellent taste, enhances every space, creating a harmonious and elegant ambiance. With two comfortable bedr

Location

📍 37.1304°N, 8.5951°W

· Portimão, Algarve, Portugal

View on PREDIMED PORTIMÃO →Also on Idealista.pt
T2 flat in Centro, Alvor
Idealista.pt
Source verified

T2 flat in Centro, Alvor

Portimão · Western Algarve · Freehold · Ref BF-4042
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
73 m²
True net yield
5.7%
≈ $3,240/mo net after costs & tax
Brixfox Score 70 · B+

Property details

Year built: 2002
Energy: B
Condition: good

Description

This charming 2-bedroom apartment, located in the picturesque village of Alvor, has been completely renovated and features a modern, bright, and extremely welcoming atmosphere. The decor, carefully chosen and in excellent taste, enhances every space, creating a harmonious and elegant ambiance. With two comfortable bedr

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Customize your projections
Nightly Rate (ADR)
$269/night
50% ($124)Brixfox estimate($269/night)200% ($495)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$25,139
Airbnb data$269/night · 53% occupancy
Rental income
$269/night · 53% occ.
$48,343
Running costs (20%)
Utilities, cleaning, maintenance
-$9,669
Income tax (10%)
Indonesian rental income tax
-$13,536
Property tax
Annual property tax
-$0
Net income
7.1% ROI
$25,139

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

5.7%

on all-in cost of $397,797

Scenario
Pre-tax
After-tax
Owner-managed
9.8%
8.7%
Fully-managed
6.7%
5.7%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

12.2%

Annual Revenue

$48,343

Income Tax / yr

$4,230

Payback

18 yrs

True All-In Cost
Asking price$353,261
IMT — transfer tax (non-resident 7.5%)$26,495
Stamp duty (0.8%)$2,826
Notary + registry$2,174
Legal$4,346
Furnishing + STR launch$8,696
All-in cost$397,797

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.5M$1.9M$1.2M$619K$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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$123K
Total Position
$518K
+59%
9.8%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$265K
Total Position
$746K
+130%
8.7%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$621K
Total Position
$1.3M
+310%
7.3%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.1M
Total Position
$2.2M
+563%
6.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$247 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

Premium nightly rate of $247 — 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 53% — 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

33% occ.
6.5%
$1,900/mo
43% occ.
8.4%
$2,473/mo
53% occ.
10.3%
$3,046/mo
current
63% occ.
12.3%
$3,618/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$353,261
5.7%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.