Penthouse in Rua Bartolomeu Dias, Praia da Rocha, Portimão
Penthouse in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 2Penthouse in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 3Penthouse in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 4Penthouse in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 5
Grade Bapartmentmid-range

Penthouse in Rua Bartolomeu Dias, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€540,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

45%

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: €30,153/yr
Average Daily Rate: €184
Payback Period: 41.1 years
5-yr Capital Value: €626,008
10-yr Capital Value: €725,715
Brixfox Score: 55.3 / 100
Comparable Properties: 82
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.

€617,415

+14.3% over asking

Asking price€540,000
IMT — Property transfer tax (investment schedule)€31,030
IS — Stamp duty (0.8%)€4,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,100
Total acquisition costs€44,700
Renovation (est. €55/m² × 143 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,865
(€4,290–€11,440)
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)€617,415

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.9%

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: 143 m²
Style: contemporary
Condition: good
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

floor-to-ceiling windowslarge rooftop terracepanoramic sea and city viewsfireplace

Score Breakdown

ROI
9.51
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.86
Rental Demand
4.5
Payback Speed
1
STR Suitability
4

Description

Exclusive 2-Bedroom Penthouse – Praia da Rocha Imagine waking up every day to a breathtaking view that combines the best of the Algarve: sea, river, mountains, and city. This unique penthouse, located in a 7-story building just 200 meters from Praia da Rocha, is a true haven of luxury and tranquility. Property High

Location

📍 37.1197°N, 8.5334°W

· Portimão, Algarve, Portugal

View on Million Group →Also on Idealista.pt
Penthouse in Rua Bartolomeu Dias, Praia da Rocha, Portimão
Idealista.pt
Source verified

Penthouse in Rua Bartolomeu Dias, Praia da Rocha, Portimão

Portimão · Western Algarve · Freehold · Ref BF-2688
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
143 m²
True net yield
2.4%
≈ $2,481/mo net after costs & tax
Brixfox Score 55 · B

Property details

Energy: E
Condition: good

Description

Exclusive 2-Bedroom Penthouse – Praia da Rocha Imagine waking up every day to a breathtaking view that combines the best of the Algarve: sea, river, mountains, and city. This unique penthouse, located in a 7-story building just 200 meters from Praia da Rocha, is a true haven of luxury and tranquility. Property High

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)
$264/night
50% ($121)Brixfox estimate($264/night)200% ($486)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$20,886
Airbnb data$264/night · 45% occupancy
Rental income
$264/night · 45% occ.
$40,166
Running costs (20%)
Utilities, cleaning, maintenance
-$8,033
Income tax (10%)
Indonesian rental income tax
-$11,247
Property tax
Annual property tax
-$0
Net income
3.6% ROI
$20,886

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

2.4%

on all-in cost of $653,763

Scenario
Pre-tax
After-tax
Owner-managed
4.5%
4.0%
Fully-managed
3.0%
2.4%
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

6.1%

Annual Revenue

$40,166

Income Tax / yr

$3,514

Payback

41 yrs

True All-In Cost
Asking price$586,957
IMT — transfer tax (non-resident 7.5%)$44,022
Stamp duty (0.8%)$4,696
Notary + registry$2,174
Legal$7,220
Furnishing + STR launch$8,696
All-in cost$653,763

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.1M$2.3M$1.5M$766K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $540K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$657K
+22%
Rental Income
+$102K
Total Position
$759K
+41%
7.0%/yr
Year 10
Capital Value
$799K
+48%
Rental Income
+$220K
Total Position
$1.0M
+89%
6.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$516K
Total Position
$1.7M
+215%
5.9%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$914K
Total Position
$2.7M
+394%
5.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.6% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$243 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 $243 — 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 3.6% 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.
3.4%
$1,687/mo
40% occ.
4.6%
$2,249/mo
45% occ.
5.2%
$2,530/mo
current
55% occ.
6.3%
$3,093/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
$586,957
2.4%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.