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 ·

€320,000

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.7%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €39,752/yr
Average Daily Rate: €202
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 10.0 years
5-yr Capital Value: €420,475
10-yr Capital Value: €511,572
Brixfox Score: 71.8 / 100
Comparable Properties: 46
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€371,290

+16.0% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
Renovation (est. €55/m² × 80 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,400
(€2,400–€6,400)
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)€371,290

Gross yield (asking price)

12.4%

True gross yield (all-in)

10.7%

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: 2
Bathrooms: 2
Building: 80 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconiestraditional portuguese architecturefireplace

Score Breakdown

ROI
23.23
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
3.6
Rental Demand
5.39
Payback Speed
4
STR Suitability
3

Description

A pretty 2-bedroom apartment, located on the 2nd floor (without elevator), has a parking space in the garage and a small storage room on the same floor as the apartment. This property is conveniently located in the center of Alvor and just a 10-15 minute walk to the beach of Alvor. The apartment consists of an entrance

Location

📍 37.1289°N, 8.5916°W

· Portimão, Algarve, Portugal

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

T2 flat in Centro, Alvor

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

Grade B+ investment — short-term rental yields 8.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+13.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$79K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$2,462/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
11.8 yr
Rental only

Property details

Energy: D
Condition: good

Description

A pretty 2-bedroom apartment, located on the 2nd floor (without elevator), has a parking space in the garage and a small storage room on the same floor as the apartment. This property is conveniently located in the center of Alvor and just a 10-15 minute walk to the beach of Alvor. The apartment consists of an entrance

Income Breakdown

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Nightly Rate (ADR)
$295/night
50% ($136)Brixfox estimate($295/night)200% ($543)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$29,543
Airbnb data$295/night · 54% occupancy
Rental income
$295/night · 54% occ.
$57,984
Running costs (20%)
Utilities, cleaning, maintenance
-$11,597
Income tax (10%)
Indonesian rental income tax
-$16,235
Property tax
Annual property tax
-$609
Net income
8.5% ROI
$29,543

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$347,826
IMT (transfer tax, investment schedule)$14,598
Imposto de Selo (stamp duty)$2,783
Notary & registration$1,359
Legal / due diligence$5,217
Total acquisition costs$23,957
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,783
($2,609–$6,957)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$403,576

Gross yield (asking)

16.7%

True gross yield (all-in)

14.4%

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.

$2.7M$2.0M$1.3M$670K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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 11: 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
$389K
+22%
Rental Income
+$144K
Total Position
$534K
+67%
10.8%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$312K
Total Position
$785K
+145%
9.4%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$730K
Total Position
$1.4M
+347%
7.8%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$1.3M
Total Position
$2.3M
+628%
6.8%/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
Strong
8.5% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$271 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 8.5% — outperforms most villas in this market
Premium nightly rate of $271 — 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 54% — 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

34% occ.
7.2%
$2,075/mo
44% occ.
9.3%
$2,704/mo
54% occ.
11.5%
$3,332/mo
current
64% occ.
13.7%
$3,960/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.