Penthouse in Rua Estrela do Mar, 3, Vau, Portimão
Penthouse in Rua Estrela do Mar, 3, Vau, Portimão — image 2Penthouse in Rua Estrela do Mar, 3, Vau, Portimão — image 3Penthouse in Rua Estrela do Mar, 3, Vau, Portimão — image 4Penthouse in Rua Estrela do Mar, 3, Vau, Portimão — image 5
Grade B+apartmentmid-range

Penthouse in Rua Estrela do Mar, 3, Vau, Portimão

Portimão · Western Algarve ·

€1.2M

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

63%

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: €70,419/yr
Average Daily Rate: €304
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 20.4 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 67.6 / 100
Comparable Properties: 17
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+12.7% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€88,500
IS — Stamp duty (0.8%)€9,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,700
Total acquisition costs€116,890
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

6.0%

True gross yield (all-in)

5.3%

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: 3
Bathrooms: 4
Building: 204 m²
Style: modern
Condition: excellent
Year Built: 2022
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolglass balconies

Score Breakdown

ROI
15.33
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
6.34
Payback Speed
1
STR Suitability
3

Description

FANTASTIC OPPORTUNITY! LARGE LUXURY T3 PENTHOUSE, NEW CONSTRUCTION FROM 2023 NEVER INhabited, WITH PANORAMIC SEA VIEW, PRIVATE TERRACE, PRIVATE PARKING SPACE, SWIMMING POOL, 4 BATHROOMS AND LARGE BALCONIES IN A VERY PRIVATE Gated CONDOMINIUM OF MODERN CONSTRUCTION STEPS FROM THE BEACH! This fantastic, completely new

Location

📍 37.1224°N, 8.5502°W

· Portimão, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Penthouse in Rua Estrela do Mar, 3, Vau, Portimão

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

Grade B+ investment — short-term rental yields 4.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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%
+$290K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.1%
$4,349/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
24.6 yr
Rental only

Property details

Year built: 2022
Energy: A
Condition: excellent

Description

FANTASTIC OPPORTUNITY! LARGE LUXURY T3 PENTHOUSE, NEW CONSTRUCTION FROM 2023 NEVER INhabited, WITH PANORAMIC SEA VIEW, PRIVATE TERRACE, PRIVATE PARKING SPACE, SWIMMING POOL, 4 BATHROOMS AND LARGE BALCONIES IN A VERY PRIVATE Gated CONDOMINIUM OF MODERN CONSTRUCTION STEPS FROM THE BEACH! This fantastic, completely new

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$452/night
50% ($208)Brixfox estimate($452/night)200% ($832)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$52,188
Airbnb data$452/night · 63% occupancy
Rental income
$452/night · 63% occ.
$104,677
Running costs (20%)
Utilities, cleaning, maintenance
-$20,935
Income tax (10%)
Indonesian rental income tax
-$29,310
Property tax
Annual property tax
-$2,245
Net income
4.1% ROI
$52,188

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$1,282,609
IMT (transfer tax, investment schedule)$96,196
Imposto de Selo (stamp duty)$10,261
Notary & registration$1,359
Legal / due diligence$19,239
Total acquisition costs$127,054
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,445,207

Gross yield (asking)

8.2%

True gross yield (all-in)

7.2%

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.

$7.0M$5.3M$3.5M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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
$1.4M
+22%
Rental Income
+$255K
Total Position
$1.7M
+43%
7.5%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$550K
Total Position
$2.3M
+95%
6.9%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.3M
Total Position
$3.9M
+228%
6.1%/yr
Year 30
Capital Value
$3.8M
+224%
Rental Income
+$2.3M
Total Position
$6.1M
+418%
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
4.1% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$416 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 $416 — 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 4.1% 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

43% occ.
3.7%
$3,993/mo
53% occ.
4.6%
$4,956/mo
63% occ.
5.5%
$5,919/mo
current
73% occ.
6.4%
$6,882/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.