T1 flat in Avenida Tomás Cabreira, 5, Praia da Rocha, Portimão
T1 flat in Avenida Tomás Cabreira, 5, Praia da Rocha, Portimão — image 2T1 flat in Avenida Tomás Cabreira, 5, Praia da Rocha, Portimão — image 3T1 flat in Avenida Tomás Cabreira, 5, Praia da Rocha, Portimão — image 4T1 flat in Avenida Tomás Cabreira, 5, Praia da Rocha, Portimão — image 5
Grade C+apartmentbudget

T1 flat in Avenida Tomás Cabreira, 5, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€420,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.9%

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: €18,528/yr
Average Daily Rate: €110
Payback Period: 28.2 years
5-yr Capital Value: €551,874
10-yr Capital Value: €671,439
Brixfox Score: 54.3 / 100
Comparable Properties: 85
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€469,415

+11.8% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation (est. €55/m² × 65 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,575
(€1,950–€5,200)
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)€469,415

Gross yield (asking price)

4.4%

True gross yield (all-in)

3.9%

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
Building: 65 m²
Style: dated
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean_viewbalcony

Score Breakdown

ROI
12.03
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.3
Rental Demand
4.6
Payback Speed
0
STR Suitability
3

Description

1 bedroom apartment located a few meters and facing the sandy area of Praia da Rocha in Portimão It consists of an entrance hall with built-in wardrobe, large kitchen, a common room, a bedroom with built-in wardrobe, both with access to a balcony and a shared bathroom and 9 m2 terrace Apartment equipped with pre-inst

Location

📍 37.1180°N, 8.5320°W

· Portimão, Algarve, Portugal

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

T1 flat in Avenida Tomás Cabreira, 5, Praia da Rocha, Portimão

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

Grade C+ investment — short-term rental yields 2.9% 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
+7.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$103K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$1,101/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
34.6 yr
Rental only

Property details

Condition: good

Description

1 bedroom apartment located a few meters and facing the sandy area of Praia da Rocha in Portimão It consists of an entrance hall with built-in wardrobe, large kitchen, a common room, a bedroom with built-in wardrobe, both with access to a balcony and a shared bathroom and 9 m2 terrace Apartment equipped with pre-inst

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$160/night
50% ($74)Brixfox estimate($160/night)200% ($295)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$13,209
Airbnb data$160/night · 46% occupancy
Rental income
$160/night · 46% occ.
$26,938
Running costs (20%)
Utilities, cleaning, maintenance
-$5,388
Income tax (10%)
Indonesian rental income tax
-$7,543
Property tax
Annual property tax
-$799
Net income
2.9% ROI
$13,209

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$456,522
IMT (transfer tax, investment schedule)$23,293
Imposto de Selo (stamp duty)$3,652
Notary & registration$1,359
Legal / due diligence$6,848
Total acquisition costs$35,152
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,886
($2,120–$5,652)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$510,234

Gross yield (asking)

5.9%

True gross yield (all-in)

5.3%

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.

$2.2M$1.7M$1.1M$558K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $420K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$511K
+22%
Rental Income
+$65K
Total Position
$576K
+37%
6.5%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$139K
Total Position
$761K
+81%
6.1%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$327K
Total Position
$1.2M
+197%
5.6%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$578K
Total Position
$1.9M
+362%
5.2%/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
Weak
2.9% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$148 per night
Visual Appeal
Average
5/10 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 2.9% is below 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.
2.5%
$958/mo
40% occ.
3.4%
$1,299/mo
46% occ.
4.0%
$1,505/mo
current
56% occ.
4.9%
$1,846/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.