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T2 flat in Rua Drummond de Andrade, 27, Amparo - Alto do Quintão, Portimão Cidade, Portimão
T2 flat in Rua Drummond de Andrade, 27, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 2T2 flat in Rua Drummond de Andrade, 27, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 3T2 flat in Rua Drummond de Andrade, 27, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 4T2 flat in Rua Drummond de Andrade, 27, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

T2 flat in Rua Drummond de Andrade, 27, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€347,500

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.7 months ago and is currently at 23% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €36,009/yr
Average Daily Rate: €194
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 19.6 years
5-yr Capital Value: €402,848
10-yr Capital Value: €467,011
Brixfox Score: 69.4 / 100

True Investment Cost

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

€404,098

+16.3% over asking

Asking price€347,500
IMT — Property transfer tax (investment schedule)€15,630
IS — Stamp duty (0.8%)€2,780
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,213
Total acquisition costs€24,873
Renovation (est. €55/m² × 125 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,875
(€3,750–€10,000)
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)€404,098

Gross yield (asking price)

10.4%

True gross yield (all-in)

8.9%

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: 125 m²
Style: contemporary
Condition: good
Year Built: 2011
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass-paneled-balconiesrecessed-lighting

Score Breakdown

ROI
18.27
Visual Appeal
11.2
Ownership Security
13
Location
9.36
Land & Space
4.5
Rental Demand
5.08
Payback Speed
4
STR Suitability
4

Description

2 bedroom flat in Urb. Jardins do Amparo, Portimão The flat consists of: - Entrance hall - 2 bedrooms with balcony access - Open-plan kitchen with living room, both with access to balcony - 1 Bathroom It also has 1 parking space. *Information* Condo fee: 55€/ month IMI: 310€/ year Book your visit now! Internal Re

Location

📍 37.1300°N, 8.5404°W

· Portimão, Algarve, Portugal

Listed by K&T Mediação Imobiliária Lda via Idealista.pt
2-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
2-bedroom freehold villa in Portimão — photo 2 of 5
2-bedroom freehold villa in Portimão — photo 3 of 5
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2-bedroom freehold villa in Portimão — photo 5 of 5

T2 flat in Rua Drummond de Andrade, 27, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve · Ref BF-60244 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$377,717
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
125 m²
True net yield
5.1%
≈ $3,136/mo net after costs & tax
5-yr total return (net + appreciation)
11.4% / yr avg
Payback in ~20 yrs from rent
Brixfox Score 69 · B+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Portimão

Western Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2011
Energy: B
Condition: good

Description

2 bedroom flat in Urb. Jardins do Amparo, Portimão The flat consists of: - Entrance hall - 2 bedrooms with balcony access - Open-plan kitchen with living room, both with access to balcony - 1 Bathroom It also has 1 parking space. *Information* Condo fee: 55€/ month IMI: 310€/ year Book your visit now! Internal Re

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)
$275/night
50% ($126)Brixfox estimate($275/night)200% ($506)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$24,524
Airbnb data$275/night · 51% occupancy
Rental income
$275/night · 51% occ.
$47,161
Running costs (20%)
Utilities, cleaning, maintenance
-$9,432
Income tax (10%)
Indonesian rental income tax
-$13,205
Property tax
Annual property tax
-$0
Net income
6.5% ROI
$24,524

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.1%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
8.9%
7.9%
Fully-managed
6.1%
5.1%
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

11.1%

Annual Revenue

$47,161

Income Tax / yr

$4,126

Payback

20 yrs

True All-In Cost
Asking price$377,717
IMT — transfer tax (non-resident 7.5%)$28,329
Stamp duty (0.8%)$3,022
Notary + registry$2,174
Legal$4,646
Furnishing + STR launch$8,696
All-in cost$424,584

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.5M$1.9M$1.3M$633K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $348K
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 13: 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
$423K
+22%
Rental Income
+$120K
Total Position
$543K
+56%
9.3%/yr
Year 10
Capital Value
$514K
+48%
Rental Income
+$259K
Total Position
$773K
+122%
8.3%/yr
Year 20
Capital Value
$761K
+119%
Rental Income
+$606K
Total Position
$1.4M
+294%
7.1%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.1M
Total Position
$2.2M
+533%
6.3%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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
Good
6.5% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$253 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

Premium nightly rate of $253 — 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 51% — 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

31% occ.
5.7%
$1,801/mo
41% occ.
7.6%
$2,386/mo
51% occ.
9.4%
$2,971/mo
current
61% occ.
11.3%
$3,556/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. Market factors in Portugal may impact actual yields.