T2 flat in Avenida São João de Deus, 1, Portimão
T2 flat in Avenida São João de Deus, 1, Portimão — image 2T2 flat in Avenida São João de Deus, 1, Portimão — image 3T2 flat in Avenida São João de Deus, 1, Portimão — image 4T2 flat in Avenida São João de Deus, 1, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Avenida São João de Deus, 1, Portimão

Portimão · Western Algarve ·

€269,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

7.9%

True Gross Yield

41%

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: €24,799/yr
Average Daily Rate: €168
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 24.2 years
5-yr Capital Value: €311,845
10-yr Capital Value: €361,514
Brixfox Score: 62.3 / 100
Comparable Properties: 57
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€315,734

+17.4% over asking

Asking price€269,000
IMT — Property transfer tax (investment schedule)€9,827
IS — Stamp duty (0.8%)€2,152
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,035
Total acquisition costs€17,264
Renovation (est. €55/m² × 84 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,620
(€2,520–€6,720)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€315,734

Gross yield (asking price)

9.2%

True gross yield (all-in)

7.9%

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: 2
Bathrooms: 1
Building: 84 m²
Style: contemporary
Condition: good
Year Built: 1978
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

kitchen pass-through windowpatterned kitchen backsplashsofa bed with storage

Score Breakdown

ROI
15.39
Visual Appeal
9.8
Ownership Security
13
Location
9.36
Land & Space
3.68
Rental Demand
4.05
Payback Speed
3
STR Suitability
4

Description

Discover this unique opportunity to purchase an 84m² two-bedroom plus studio apartment, situated in the iconic Alameda area, in the heart of Portimão. Ideal as an investment or permanent home, this property has undergone a partial refurbishment designed with functionality and contemporary living in mind, offering a bal

Location

📍 37.1392°N, 8.5389°W

· Portimão, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
T2 flat in Avenida São João de Deus, 1, Portimão
Idealista.pt
Source verified

T2 flat in Avenida São João de Deus, 1, Portimão

Portimão · Western Algarve · Freehold · Ref BF-7413
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
84 m²
True net yield
4.1%
≈ $2,114/mo net after costs & tax
Brixfox Score 62 · B

Property details

Year built: 1978
Energy: D
Condition: good

Description

Discover this unique opportunity to purchase an 84m² two-bedroom plus studio apartment, situated in the iconic Alameda area, in the heart of Portimão. Ideal as an investment or permanent home, this property has undergone a partial refurbishment designed with functionality and contemporary living in mind, offering a bal

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)
$241/night
50% ($111)Brixfox estimate($241/night)200% ($444)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$17,176
Airbnb data$241/night · 41% occupancy
Rental income
$241/night · 41% occ.
$33,030
Running costs (20%)
Utilities, cleaning, maintenance
-$6,606
Income tax (10%)
Indonesian rental income tax
-$9,249
Property tax
Annual property tax
-$0
Net income
5.9% ROI
$17,176

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

Approx. location

Net Yield · Fully-Managed · After Tax

4.1%

on all-in cost of $331,540

Scenario
Pre-tax
After-tax
Owner-managed
7.7%
6.8%
Fully-managed
5.0%
4.1%
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

10.0%

Annual Revenue

$33,030

Income Tax / yr

$2,890

Payback

24 yrs

True All-In Cost
Asking price$292,391
IMT — transfer tax (non-resident 7.5%)$21,929
Stamp duty (0.8%)$2,339
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$331,540

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$1.9M$1.4M$934K$467K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $269K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$327K
+22%
Rental Income
+$84K
Total Position
$411K
+53%
8.9%/yr
Year 10
Capital Value
$398K
+48%
Rental Income
+$181K
Total Position
$579K
+115%
8.0%/yr
Year 20
Capital Value
$589K
+119%
Rental Income
+$425K
Total Position
$1.0M
+277%
6.9%/yr
Year 30
Capital Value
$872K
+224%
Rental Income
+$752K
Total Position
$1.6M
+504%
6.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.9% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$222 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

Premium nightly rate of $222 — 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 41% — 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.
6.3%
$1,540/mo
40% occ.
8.4%
$2,054/mo
current
41% occ.
8.5%
$2,081/mo
current
51% occ.
10.6%
$2,594/mo

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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
$292,391
4.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.