Grade Bapartment

T1 flat in Avenida das Comunidades Lusiadas, Edificio Girassol, 6 .º andar, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€250,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.1%

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: 16.8 years
5-yr Capital Value: €328,496
10-yr Capital Value: €399,666
Brixfox Score: 61.8 / 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.

€302,997

+21.2% over asking

Asking price€250,000
IMT — Property transfer tax (investment schedule)€8,497
IS — Stamp duty (0.8%)€2,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,750
Total acquisition costs€15,497
Renovation (est. €200/m² × 90 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€18,000
(€9,000–€27,000)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€302,997

Gross yield (asking price)

7.4%

True gross yield (all-in)

6.1%

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
Bathrooms: 1
Building: 90 m²
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
16.96
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.8
Rental Demand
4.6
Payback Speed
2
STR Suitability
3

Description

Apartment located on the beach of Rocha, it is the perfect opportunity for those looking for a residence near the sea. A walk to the beach of only 10 minutes, this apartment is located on the sixth floor of a building, being renovated with a modern and cozy atmosphere. The apartment consists of a bedroom, a bathroom, a

Location

📍 37.1180°N, 8.5320°W

· Portimão, Algarve, Portugal

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

T1 flat in Avenida das Comunidades Lusiadas, Edificio Girassol, 6 .º andar, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$62K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$1,128/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
20.1 yr
Rental only

Property details

Energy: E

Description

Apartment located on the beach of Rocha, it is the perfect opportunity for those looking for a residence near the sea. A walk to the beach of only 10 minutes, this apartment is located on the sixth floor of a building, being renovated with a modern and cozy atmosphere. The apartment consists of a bedroom, a bathroom, a

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
$13,532
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
-$476
Net income
5.0% ROI
$13,532

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$271,739
IMT (transfer tax, investment schedule)$9,236
Imposto de Selo (stamp duty)$2,174
Notary & registration$1,359
Legal / due diligence$4,076
Total acquisition costs$16,845
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$19,565
($9,783–$29,348)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$329,345

Gross yield (asking)

9.9%

True gross yield (all-in)

8.2%

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.

$1.6M$1.2M$807K$403K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $250K
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 16: 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
$304K
+22%
Rental Income
+$66K
Total Position
$370K
+48%
8.2%/yr
Year 10
Capital Value
$370K
+48%
Rental Income
+$143K
Total Position
$513K
+105%
7.4%/yr
Year 20
Capital Value
$548K
+119%
Rental Income
+$335K
Total Position
$882K
+253%
6.5%/yr
Year 30
Capital Value
$811K
+224%
Rental Income
+$592K
Total Position
$1.4M
+461%
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
5.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$148 per night
Visual Appeal
Average
Not yet analyzed
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 5.0% 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.
4.3%
$985/mo
40% occ.
5.9%
$1,326/mo
46% occ.
6.8%
$1,532/mo
current
56% occ.
8.3%
$1,873/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.