T1 flat in Avenida das Comunidades Lusíadas, 3, Praia da Rocha, Portimão
T1 flat in Avenida das Comunidades Lusíadas, 3, Praia da Rocha, Portimão — image 2T1 flat in Avenida das Comunidades Lusíadas, 3, Praia da Rocha, Portimão — image 3T1 flat in Avenida das Comunidades Lusíadas, 3, Praia da Rocha, Portimão — image 4T1 flat in Avenida das Comunidades Lusíadas, 3, Praia da Rocha, Portimão — image 5
Grade B+apartmentbudget

T1 flat in Avenida das Comunidades Lusíadas, 3, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€188,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

9.0%

True Gross Yield

48%

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: €20,672/yr
Average Daily Rate: €117
Payback Period: 11.3 years
5-yr Capital Value: €247,029
10-yr Capital Value: €300,549
Brixfox Score: 67.7 / 100
Comparable Properties: 90
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.

€230,522

+22.6% over asking

Asking price€188,000
IMT — Property transfer tax (investment schedule)€4,198
IS — Stamp duty (0.8%)€1,504
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,820
Total acquisition costs€9,772
Renovation (est. €350/m² × 55 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€19,250
(€13,750–€24,750)
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)€230,522

Gross yield (asking price)

11.0%

True gross yield (all-in)

9.0%

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: 55 m²
Style: dated
Condition: fair
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with city/water view

Score Breakdown

ROI
21.4
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.1
Rental Demand
4.83
Payback Speed
4
STR Suitability
3

Description

T1 apartment in Clube Praia da Rocha III, only 500 meters from the beach, comprising a living room with a kitchenette, bedroom with a wardrobe, bathroom, and balcony. The apartment is equipped and furnished. It has a monthly income of 500 euros plus expenses, which can be continued if desired.

Location

📍 37.1223°N, 8.5381°W

· Portimão, Algarve, Portugal

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

T1 flat in Avenida das Comunidades Lusíadas, 3, Praia da Rocha, Portimão

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

Grade B+ investment — short-term rental yields 7.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+12.4%
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
7.5%
$1,273/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.4 yr
Rental only

Property details

Energy: E
Condition: fair

Description

T1 apartment in Clube Praia da Rocha III, only 500 meters from the beach, comprising a living room with a kitchenette, bedroom with a wardrobe, bathroom, and balcony. The apartment is equipped and furnished. It has a monthly income of 500 euros plus expenses, which can be continued if desired.

Income Breakdown

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Nightly Rate (ADR)
$171/night
50% ($79)Brixfox estimate($171/night)200% ($314)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$15,271
Airbnb data$171/night · 48% occupancy
Rental income
$171/night · 48% occ.
$30,055
Running costs (20%)
Utilities, cleaning, maintenance
-$6,011
Income tax (10%)
Indonesian rental income tax
-$8,416
Property tax
Annual property tax
-$358
Net income
7.5% ROI
$15,271

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$204,348
IMT (transfer tax, investment schedule)$4,563
Imposto de Selo (stamp duty)$1,635
Notary & registration$1,359
Legal / due diligence$3,065
Total acquisition costs$10,622
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$20,924
($14,946–$26,902)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$250,567

Gross yield (asking)

14.7%

True gross yield (all-in)

12.0%

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.

$1.5M$1.1M$735K$367K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $188K
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
$229K
+22%
Rental Income
+$75K
Total Position
$303K
+61%
10.0%/yr
Year 10
Capital Value
$278K
+48%
Rental Income
+$161K
Total Position
$439K
+134%
8.9%/yr
Year 20
Capital Value
$412K
+119%
Rental Income
+$378K
Total Position
$789K
+320%
7.4%/yr
Year 30
Capital Value
$610K
+224%
Rental Income
+$668K
Total Position
$1.3M
+580%
6.6%/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
Good
7.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$157 per night
Visual Appeal
Weak
3/10 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
Occupancy at 48% — 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

30% occ.
6.2%
$1,060/mo
40% occ.
8.4%
$1,424/mo
48% occ.
10.1%
$1,723/mo
current
58% occ.
12.3%
$2,087/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.