Penthouse in Portimão
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Grade Aapartmentluxury

Penthouse in Portimão

Portimão · Western Algarve ·

€860,000

Asking Price (EUR)

10.0%

True Net Yield (Owner, all-in)

6.9%

True Net Yield (Managed, all-in)

15.3%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €153,131/yr
Average Daily Rate: €631
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 5.4 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 84.9 / 100
Comparable Properties: 5
Data Confidence: 60%
Search Radius: 4 km

True Investment Cost

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

€999,130

+16.2% over asking

Asking price€860,000
IMT — Property transfer tax (investment schedule)€51,600
IS — Stamp duty (0.8%)€6,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,900
Total acquisition costs€72,630
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€66,500
All-in investment (incl. renovation & furnishing)€999,130

Gross yield (asking price)

17.8%

True gross yield (all-in)

15.3%

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: 5
Bathrooms: 4
Building: 383 m²
Style: modern
Condition: excellent
Year Built: 2021
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated fireplacelarge sliding glass doors to balconymodern media wall with backlightingglass balcony railing

Score Breakdown

ROI
25
Visual Appeal
15
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
8.5
Payback Speed
5
STR Suitability
3

Description

We are delighted to present this magnificent 5-bedroom penthouse, situated in a prime location in the town of Portimão. A unique property that combines comfort, privacy and generous living spaces, ideal for those seeking quality of life and sophistication. The apartment features: * Five bedrooms, three of which are

Location

📍 37.1438°N, 8.5424°W

· Portimão, Algarve, Portugal

View on Famous Group Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Penthouse in Portimão

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
383 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 15.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score85
GradeA
Brixfox Intelligence
85AExcellent
Score Breakdown
ROI & Yield94%
Capital Growth89%
Risk Profile86%
Market Demand85%

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
+20.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$212K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.7%
$12,228/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.4 yr
Rental only

Property details

Year built: 2021
Energy: A
Condition: excellent

Description

We are delighted to present this magnificent 5-bedroom penthouse, situated in a prime location in the town of Portimão. A unique property that combines comfort, privacy and generous living spaces, ideal for those seeking quality of life and sophistication. The apartment features: * Five bedrooms, three of which are

Income Breakdown

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Nightly Rate (ADR)
$920/night
50% ($423)Brixfox estimate($920/night)200% ($1692)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$146,735
Airbnb data$920/night · 85% occupancy
Rental income
$920/night · 85% occ.
$285,329
Running costs (20%)
Utilities, cleaning, maintenance
-$57,066
Income tax (10%)
Indonesian rental income tax
-$79,892
Property tax
Annual property tax
-$1,636
Net income
15.7% ROI
$146,735

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$934,783
IMT (transfer tax, investment schedule)$56,087
Imposto de Selo (stamp duty)$7,478
Notary & registration$1,359
Legal / due diligence$14,022
Total acquisition costs$78,946
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$72,283
All-in investment$1,086,011

Gross yield (asking)

30.5%

True gross yield (all-in)

26.3%

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.

$10.6M$7.9M$5.3M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $860K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$717K
Total Position
$1.8M
+105%
15.4%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$1.5M
Total Position
$2.8M
+228%
12.6%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$3.6M
Total Position
$5.5M
+541%
9.7%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$6.4M
Total Position
$9.2M
+971%
8.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.7% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Strong
$846 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

High rental yield at 15.7% — outperforms most villas in this market
Strong occupancy at 85% — consistent booking demand
Premium nightly rate of $846 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

65% occ.
16.2%
$12,592/mo
75% occ.
18.7%
$14,550/mo
85% occ.
21.2%
$16,508/mo
current
95% occ.
23.7%
$18,466/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.