Penthouse in Rua Engenheiro José de Bívar, Praia da Rocha, Portimão
Penthouse in Rua Engenheiro José de Bívar, Praia da Rocha, Portimão — image 2Penthouse in Rua Engenheiro José de Bívar, Praia da Rocha, Portimão — image 3Penthouse in Rua Engenheiro José de Bívar, Praia da Rocha, Portimão — image 4Penthouse in Rua Engenheiro José de Bívar, Praia da Rocha, Portimão — image 5
Grade C+apartmentluxury

Penthouse in Rua Engenheiro José de Bívar, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€895,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.7%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €27,768/yr
Average Daily Rate: €172
Payback Period: 39.7 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 53.9 / 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.

€1.0M

+12.9% over asking

Asking price€895,000
IMT — Property transfer tax (investment schedule)€53,700
IS — Stamp duty (0.8%)€7,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,425
Total acquisition costs€75,535
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

3.1%

True gross yield (all-in)

2.7%

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: 2
Building: 122 m²
Style: contemporary
Condition: excellent
Year Built: 1983
Energy Certificate: E
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large decorative mirrorgold animal sculptureslarge potted plantsmodern console table

Score Breakdown

ROI
10.59
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.44
Rental Demand
4.44
Payback Speed
0
STR Suitability
3

Description

2 bedroom penthouse, fully renovated and furnished, located in one of the most prestigious areas of Portimão: the iconic Praia da Rocha. With 106m² of floor space and three large balconies, this property offers an absolutely incomparable setting, with open views over the ocean, the Arade River and the mountains. The

Location

📍 37.1206°N, 8.5342°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

Penthouse in Rua Engenheiro José de Bívar, Praia da Rocha, Portimão

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
122 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.0% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$220K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$1,622/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
50.0 yr
Rental only

Property details

Year built: 1983
Energy: E
Condition: excellent

Description

2 bedroom penthouse, fully renovated and furnished, located in one of the most prestigious areas of Portimão: the iconic Praia da Rocha. With 106m² of floor space and three large balconies, this property offers an absolutely incomparable setting, with open views over the ocean, the Arade River and the mountains. The

Income Breakdown

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Nightly Rate (ADR)
$252/night
50% ($116)Brixfox estimate($252/night)200% ($463)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$19,469
Airbnb data$252/night · 44% occupancy
Rental income
$252/night · 44% occ.
$40,715
Running costs (20%)
Utilities, cleaning, maintenance
-$8,143
Income tax (10%)
Indonesian rental income tax
-$11,400
Property tax
Annual property tax
-$1,702
Net income
2.0% ROI
$19,469

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$972,826
IMT (transfer tax, investment schedule)$58,370
Imposto de Selo (stamp duty)$7,783
Notary & registration$1,359
Legal / due diligence$14,592
Total acquisition costs$82,103
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$1,098,353

Gross yield (asking)

4.2%

True gross yield (all-in)

3.7%

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.

$4.3M$3.2M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $895K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$95K
Total Position
$1.2M
+32%
5.8%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$205K
Total Position
$1.5M
+71%
5.5%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$481K
Total Position
$2.4M
+173%
5.1%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$852K
Total Position
$3.8M
+320%
4.9%/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
Weak
2.0% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$231 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $231 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% is below 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.
1.8%
$1,465/mo
40% occ.
2.5%
$2,000/mo
44% occ.
2.8%
$2,233/mo
current
54% occ.
3.4%
$2,769/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.