Penthouse in Avenida Engenheiro Francisco Bívar, Praia da Rocha, Portimão
Penthouse in Avenida Engenheiro Francisco Bívar, Praia da Rocha, Portimão — image 2Penthouse in Avenida Engenheiro Francisco Bívar, Praia da Rocha, Portimão — image 3Penthouse in Avenida Engenheiro Francisco Bívar, Praia da Rocha, Portimão — image 4Penthouse in Avenida Engenheiro Francisco Bívar, Praia da Rocha, Portimão — image 5
Grade Bapartmentmid-range

Penthouse in Avenida Engenheiro Francisco Bívar, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€995,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

59%

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: €58,852/yr
Average Daily Rate: €271
Payback Period: 21.1 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 62.4 / 100
Comparable Properties: 25
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+12.9% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation (est. €55/m² × 268 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,740
(€8,040–€21,440)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.2%

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: 3
Bathrooms: 3
Building: 268 m²
Style: contemporary
Condition: good
Year Built: 1989
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terraceocean view

Score Breakdown

ROI
15.07
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.95
Payback Speed
1
STR Suitability
3

Description

Unique penthouse in Praia da Rocha composed of 3 bedrooms, 3 bathrooms, living room, kitchen, 2 storage rooms with a total area of 120 m2, 3 terraces with 148 m2, private parking in the garage and end the communal pool. Apartment all refurbished in this year, with wonderful views of the sea, river and mountains. Terr

Location

📍 37.1210°N, 8.5382°W

· Portimão, Algarve, Portugal

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

Penthouse in Avenida Engenheiro Francisco Bívar, Praia da Rocha, Portimão

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
268 m²
Land Plot
0 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 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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$245K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$3,534/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
25.5 yr
Rental only

Property details

Year built: 1989
Energy: E
Condition: good

Description

Unique penthouse in Praia da Rocha composed of 3 bedrooms, 3 bathrooms, living room, kitchen, 2 storage rooms with a total area of 120 m2, 3 terraces with 148 m2, private parking in the garage and end the communal pool. Apartment all refurbished in this year, with wonderful views of the sea, river and mountains. Terr

Income Breakdown

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Nightly Rate (ADR)
$392/night
50% ($181)Brixfox estimate($392/night)200% ($722)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$42,412
Airbnb data$392/night · 59% occupancy
Rental income
$392/night · 59% occ.
$85,201
Running costs (20%)
Utilities, cleaning, maintenance
-$17,040
Income tax (10%)
Indonesian rental income tax
-$23,856
Property tax
Annual property tax
-$1,893
Net income
3.9% ROI
$42,412

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$1,081,522
IMT (transfer tax, investment schedule)$64,891
Imposto de Selo (stamp duty)$8,652
Notary & registration$1,359
Legal / due diligence$16,223
Total acquisition costs$91,125
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,022
($8,739–$23,304)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,221,495

Gross yield (asking)

7.9%

True gross yield (all-in)

7.0%

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.

$5.8M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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
$1.2M
+22%
Rental Income
+$207K
Total Position
$1.4M
+42%
7.3%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$447K
Total Position
$1.9M
+93%
6.8%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.0M
Total Position
$3.2M
+224%
6.1%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.9M
Total Position
$5.1M
+411%
5.6%/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
3.9% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$361 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $361 — positioned in the top tier
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

39% occ.
3.5%
$3,141/mo
49% occ.
4.4%
$3,977/mo
59% occ.
5.3%
$4,812/mo
current
69% occ.
6.3%
$5,648/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.