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 B+apartmentluxury

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

Portimão · Western Algarve ·

€1.3M

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

58%

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: €76,136/yr
Average Daily Rate: €361
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 20.5 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 67.2 / 100
Comparable Properties: 23
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.

€1.5M

+13.9% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€96,750
IS — Stamp duty (0.8%)€10,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,350
Total acquisition costs€127,670
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€1.5M

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: 198 m²
Style: contemporary
Condition: excellent
Year Built: 1995
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with sea viewoutdoor dining areajacuzzi with sea viewmarina view

Score Breakdown

ROI
15.27
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
5.96
Rental Demand
5.77
Payback Speed
1
STR Suitability
3

Description

Exceptional 3 bedroom Penthouse with Sea Views, next to Praia da Rocha in Portimão This magnificent property is located at the foot of the stunning Praia da Rocha, in Portimão, inserted in a small gated community of 4 floors, where an inviting swimming pool stands out. Enjoy unforgettable moments in this unique space

Location

📍 37.1169°N, 8.5328°W

· Portimão, Algarve, Portugal

View on ImmoAlgarve →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

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

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
198 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$318K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$4,712/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
24.8 yr
Rental only

Property details

Year built: 1995
Energy: C
Condition: excellent

Description

Exceptional 3 bedroom Penthouse with Sea Views, next to Praia da Rocha in Portimão This magnificent property is located at the foot of the stunning Praia da Rocha, in Portimão, inserted in a small gated community of 4 floors, where an inviting swimming pool stands out. Enjoy unforgettable moments in this unique space

Income Breakdown

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Nightly Rate (ADR)
$539/night
50% ($248)Brixfox estimate($539/night)200% ($991)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$56,549
Airbnb data$539/night · 58% occupancy
Rental income
$539/night · 58% occ.
$113,466
Running costs (20%)
Utilities, cleaning, maintenance
-$22,693
Income tax (10%)
Indonesian rental income tax
-$31,771
Property tax
Annual property tax
-$2,454
Net income
4.0% ROI
$56,549

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$1,402,174
IMT (transfer tax, investment schedule)$105,163
Imposto de Selo (stamp duty)$11,217
Notary & registration$1,359
Legal / due diligence$21,033
Total acquisition costs$138,772
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,596,707

Gross yield (asking)

8.1%

True gross yield (all-in)

7.1%

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.

$7.7M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x 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.
Paid back
Year 19: 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
$1.6M
+22%
Rental Income
+$276K
Total Position
$1.8M
+43%
7.4%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$596K
Total Position
$2.5M
+94%
6.9%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$1.4M
Total Position
$4.2M
+227%
6.1%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$2.5M
Total Position
$6.7M
+416%
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
4.0% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$495 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 $495 — 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 4.0% 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

38% occ.
3.5%
$4,121/mo
48% occ.
4.5%
$5,267/mo
58% occ.
5.5%
$6,414/mo
current
68% occ.
6.5%
$7,561/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.