T4 flat in Portimão
T4 flat in Portimão — image 2T4 flat in Portimão — image 3T4 flat in Portimão — image 4T4 flat in Portimão — image 5
Grade Aapartmentmid-range

T4 flat in Portimão

Portimão · Western Algarve ·

€495,000

Asking Price (EUR)

16.3%

True Net Yield (Owner, all-in)

11.9%

True Net Yield (Managed, all-in)

18.8%

True Gross Yield

37%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €107,203/yr
Average Daily Rate: €790
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 7.7 years
5-yr Capital Value: €573,841
10-yr Capital Value: €665,239
Brixfox Score: 76.8 / 100
Comparable Properties: 8
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€570,615

+15.3% over asking

Asking price€495,000
IMT — Property transfer tax (investment schedule)€27,430
IS — Stamp duty (0.8%)€3,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,425
Total acquisition costs€40,065
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€570,615

Gross yield (asking price)

21.7%

True gross yield (all-in)

18.8%

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: 4
Bathrooms: 3
Building: 128 m²
Style: contemporary
Condition: new-build
Year Built: 2023
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsbalcony access

Score Breakdown

ROI
25
Visual Appeal
12.2
Ownership Security
13
Location
9.36
Land & Space
4.56
Rental Demand
3.72
Payback Speed
5
STR Suitability
4

Description

4 bedroom flat in a 9-storey building, located in a quiet residential area, with great access, close to Schools, Health Center and Municipal Market and the famous beaches of Portimão. The interior consists of: entrance hall, living room with kitchen (open space), the kitchen is fully equipped with built-in appliances,

Location

📍 37.1422°N, 8.5366°W

· Portimão, Algarve, Portugal

View on Imojoy Real Estate →Also on Idealista.pt
T4 flat in Portimão
Idealista.pt
Source verified

T4 flat in Portimão

Portimão · Western Algarve · Freehold · Ref BF-7396
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
128 m²
True net yield
13.0%
≈ $10,292/mo net after costs & tax
Brixfox Score 77 · A

Property details

Year built: 2023
Energy: A
Condition: new-build

Description

4 bedroom flat in a 9-storey building, located in a quiet residential area, with great access, close to Schools, Health Center and Municipal Market and the famous beaches of Portimão. The interior consists of: entrance hall, living room with kitchen (open space), the kitchen is fully equipped with built-in appliances,

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,136/night
50% ($523)Brixfox estimate($1,136/night)200% ($2090)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$74,251
Airbnb data$1,136/night · 37% occupancy
Rental income
$1,136/night · 37% occ.
$142,790
Running costs (20%)
Utilities, cleaning, maintenance
-$28,558
Income tax (10%)
Indonesian rental income tax
-$39,981
Property tax
Annual property tax
-$0
Net income
13.8% ROI
$74,251

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

13.0%

on all-in cost of $600,189

Scenario
Pre-tax
After-tax
Owner-managed
20.6%
18.5%
Fully-managed
15.1%
13.0%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

23.8%

Annual Revenue

$142,790

Income Tax / yr

$12,495

Payback

8 yrs

True All-In Cost
Asking price$538,043
IMT — transfer tax (non-resident 7.5%)$40,353
Stamp duty (0.8%)$4,304
Notary + registry$2,174
Legal$6,618
Furnishing + STR launch$8,696
All-in cost$600,189

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $495K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$602K
+22%
Rental Income
+$363K
Total Position
$965K
+95%
14.3%/yr
Year 10
Capital Value
$733K
+48%
Rental Income
+$783K
Total Position
$1.5M
+206%
11.8%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.8M
Total Position
$2.9M
+490%
9.3%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$3.2M
Total Position
$4.9M
+881%
7.9%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.8% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$1045 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 13.8% — outperforms most villas in this market
Premium nightly rate of $1045 — 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 37% — 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.
16.2%
$7,257/mo
40% occ.
21.6%
$9,675/mo
37% occ.
20.1%
$8,996/mo
current
47% occ.
25.5%
$11,415/mo

Inquire — direct to the agent

Your message goes straight to the listing agent. No middleman, no markup.

Your inquiry will be sent directly to the listing agent.

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$538,043
13.0%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.