T1 flat in Portimão
T1 flat in Portimão — image 2T1 flat in Portimão — image 3T1 flat in Portimão — image 4T1 flat in Portimão — image 5
Grade Bapartmentbudget

T1 flat in Portimão

Portimão · Western Algarve ·

€185,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €13,282/yr
Average Daily Rate: €88
Payback Period: 17.2 years
5-yr Capital Value: €243,087
10-yr Capital Value: €295,753
Brixfox Score: 61.4 / 100
Comparable Properties: 84
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€258,453

+39.7% over asking

Asking price€185,000
IMT — Property transfer tax (investment schedule)€4,048
IS — Stamp duty (0.8%)€1,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,775
Total acquisition costs€9,553
Renovation (est. €900/m² × 56 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€50,400
(€39,200–€61,600)
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)€258,453

Gross yield (asking price)

7.2%

True gross yield (all-in)

5.1%

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
Building: 56 m²
Style: dated
Condition: needs-renovation

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
16.75
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.12
Rental Demand
4.13
Payback Speed
2
STR Suitability
3

Description

There are properties that present themselves with a description — and it is precisely there that their value lies. This T1 apartment, located on the ground floor of a building with an elevator, enters the market as a balanced and timeless proposition. A short distance from Praia da Rocha, about 1 km, and a few minutes

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

T1 flat in Portimão

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

Grade B investment — short-term rental yields 4.9% 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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$46K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$814/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
20.6 yr
Rental only

Property details

Condition: needs-renovation

Description

There are properties that present themselves with a description — and it is precisely there that their value lies. This T1 apartment, located on the ground floor of a building with an elevator, enters the market as a balanced and timeless proposition. A short distance from Praia da Rocha, about 1 km, and a few minutes

Income Breakdown

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Nightly Rate (ADR)
$129/night
50% ($59)Brixfox estimate($129/night)200% ($237)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$9,769
Airbnb data$129/night · 41% occupancy
Rental income
$129/night · 41% occ.
$19,464
Running costs (20%)
Utilities, cleaning, maintenance
-$3,893
Income tax (10%)
Indonesian rental income tax
-$5,450
Property tax
Annual property tax
-$352
Net income
4.9% ROI
$9,769

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$201,087
IMT (transfer tax, investment schedule)$4,400
Imposto de Selo (stamp duty)$1,609
Notary & registration$1,359
Legal / due diligence$3,016
Total acquisition costs$10,384
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$54,783
($42,609–$66,957)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$280,927

Gross yield (asking)

9.7%

True gross yield (all-in)

6.9%

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.

$1.2M$886K$591K$295K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $185K
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
$225K
+22%
Rental Income
+$48K
Total Position
$273K
+47%
8.1%/yr
Year 10
Capital Value
$274K
+48%
Rental Income
+$103K
Total Position
$377K
+104%
7.4%/yr
Year 20
Capital Value
$405K
+119%
Rental Income
+$242K
Total Position
$647K
+250%
6.5%/yr
Year 30
Capital Value
$600K
+224%
Rental Income
+$428K
Total Position
$1.0M
+455%
5.9%/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
4.9% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Average
$119 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 4.9% 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.
4.7%
$795/mo
40% occ.
6.4%
$1,070/mo
41% occ.
6.6%
$1,106/mo
current
51% occ.
8.2%
$1,381/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.