T2 flat, av 25 abril edf Cedipraia, Portimão
T2 flat, av 25 abril edf Cedipraia, Portimão — image 2T2 flat, av 25 abril edf Cedipraia, Portimão — image 3T2 flat, av 25 abril edf Cedipraia, Portimão — image 4T2 flat, av 25 abril edf Cedipraia, Portimão — image 5
Grade Bapartmentbudget

T2 flat, av 25 abril edf Cedipraia, Portimão

Portimão · Western Algarve ·

€295,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% 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: €17,197/yr
Average Daily Rate: €142
Payback Period: 21.4 years
5-yr Capital Value: €387,626
10-yr Capital Value: €471,606
Brixfox Score: 60.7 / 100
Comparable Properties: 93
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€335,492

+13.7% over asking

Asking price€295,000
IMT — Property transfer tax (investment schedule)€11,647
IS — Stamp duty (0.8%)€2,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,425
Total acquisition costs€19,682
Renovation (est. €55/m² × 72 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,960
(€2,160–€5,760)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€335,492

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.1%

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: 2
Bathrooms: 1
Building: 72 m²
Land: 72 m²
Style: dated
Condition: good
Year Built: 1985
Energy Certificate: E
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor terrace

Score Breakdown

ROI
14.98
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
3.32
Payback Speed
1
STR Suitability
3

Description

T2 apartment in good condition, ideal for those seeking comfort and a practical location. Situated on the 1st floor of a building with an elevator, it has a gross area of 72 m² and 65 m² of usable space, functionally distributed. Property Description: - Living room with good natural light, facing North/East. - Two bed

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on ERA Portimão/Praia da Rocha →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat, av 25 abril edf Cedipraia, Portimão

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
72 m²
Land Plot
72 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$73K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$1,033/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.9 yr
Rental only

Property details

Year built: 1985
Energy: E
Condition: good

Description

T2 apartment in good condition, ideal for those seeking comfort and a practical location. Situated on the 1st floor of a building with an elevator, it has a gross area of 72 m² and 65 m² of usable space, functionally distributed. Property Description: - Living room with good natural light, facing North/East. - Two bed

Income Breakdown

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Nightly Rate (ADR)
$206/night
50% ($95)Brixfox estimate($206/night)200% ($379)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$12,397
Airbnb data$206/night · 33% occupancy
Rental income
$206/night · 33% occ.
$24,920
Running costs (20%)
Utilities, cleaning, maintenance
-$4,984
Income tax (10%)
Indonesian rental income tax
-$6,977
Property tax
Annual property tax
-$561
Net income
3.9% ROI
$12,397

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$320,652
IMT (transfer tax, investment schedule)$12,660
Imposto de Selo (stamp duty)$2,565
Notary & registration$1,359
Legal / due diligence$4,810
Total acquisition costs$21,393
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,304
($2,348–$6,261)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$364,665

Gross yield (asking)

7.8%

True gross yield (all-in)

6.8%

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.

$1.7M$1.3M$862K$431K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $295K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$359K
+22%
Rental Income
+$61K
Total Position
$419K
+42%
7.3%/yr
Year 10
Capital Value
$437K
+48%
Rental Income
+$131K
Total Position
$567K
+92%
6.8%/yr
Year 20
Capital Value
$646K
+119%
Rental Income
+$306K
Total Position
$953K
+223%
6.0%/yr
Year 30
Capital Value
$957K
+224%
Rental Income
+$543K
Total Position
$1.5M
+408%
5.6%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Good
$189 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
72 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 3.9% 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.
4.7%
$1,268/mo
40% occ.
6.4%
$1,707/mo
33% occ.
5.3%
$1,407/mo
current
43% occ.
6.9%
$1,845/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.