T2 flat in Estrada da Rocha, Praia da Rocha, Portimão
T2 flat in Estrada da Rocha, Praia da Rocha, Portimão — image 2T2 flat in Estrada da Rocha, Praia da Rocha, Portimão — image 3T2 flat in Estrada da Rocha, Praia da Rocha, Portimão — image 4T2 flat in Estrada da Rocha, Praia da Rocha, Portimão — image 5
Grade Bapartmentluxury

T2 flat in Estrada da Rocha, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€1.3M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €39,418/yr
Average Daily Rate: €229
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 40.8 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 61.2 / 100
Comparable Properties: 83
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+13.1% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€99,375
IS — Stamp duty (0.8%)€10,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,875
Total acquisition costs€131,100
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.6%

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: 331 m²
Style: modern
Condition: excellent
Year Built: 2018
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop poolglass-enclosed lounge/pergolaocean viewcityscape view

Score Breakdown

ROI
10.51
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.71
Payback Speed
0
STR Suitability
3

Description

Exclusive penthouse with private pool and high standard finishes. Luxury 2 bedroom penthouse with river views and private pool, just a few steps from the beach. Garage for 2 cars! Discover this exceptional 2-bedroom penthouse in Praia da Rocha, a true luxury retreat with river views and a private pool. With 119 m² of l

Location

📍 37.1186°N, 8.5356°W

· Portimão, Algarve, Portugal

View on Vista Plaza →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Estrada da Rocha, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 1.9% 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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$326K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$2,333/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
51.4 yr
Rental only

Property details

Year built: 2018
Energy: A+
Condition: excellent

Description

Exclusive penthouse with private pool and high standard finishes. Luxury 2 bedroom penthouse with river views and private pool, just a few steps from the beach. Garage for 2 cars! Discover this exceptional 2-bedroom penthouse in Praia da Rocha, a true luxury retreat with river views and a private pool. With 119 m² of l

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$342/night
50% ($157)Brixfox estimate($342/night)200% ($628)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$27,993
Airbnb data$342/night · 47% occupancy
Rental income
$342/night · 47% occ.
$58,679
Running costs (20%)
Utilities, cleaning, maintenance
-$11,736
Income tax (10%)
Indonesian rental income tax
-$16,430
Property tax
Annual property tax
-$2,520
Net income
1.9% ROI
$27,993

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$1,440,217
IMT (transfer tax, investment schedule)$108,016
Imposto de Selo (stamp duty)$11,522
Notary & registration$1,359
Legal / due diligence$21,603
Total acquisition costs$142,500
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$1,628,859

Gross yield (asking)

4.1%

True gross yield (all-in)

3.6%

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.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.3M
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
$1.6M
+22%
Rental Income
+$137K
Total Position
$1.7M
+32%
5.7%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$295K
Total Position
$2.3M
+70%
5.5%/yr
Year 20
Capital Value
$2.9M
+119%
Rental Income
+$692K
Total Position
$3.6M
+171%
5.1%/yr
Year 30
Capital Value
$4.3M
+224%
Rental Income
+$1.2M
Total Position
$5.5M
+317%
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
1.9% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$314 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $314 — positioned in the top tier
Stunning visuals with 9/10 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 1.9% 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.
1.6%
$1,972/mo
40% occ.
2.2%
$2,699/mo
47% occ.
2.7%
$3,213/mo
current
57% occ.
3.3%
$3,940/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.