Penthouse in Rua Damião de Góis, 128, Bemposta - Quatro Estradas, Portimão Cidade, Portimão
Penthouse in Rua Damião de Góis, 128, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 2Penthouse in Rua Damião de Góis, 128, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 3Penthouse in Rua Damião de Góis, 128, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 4Penthouse in Rua Damião de Góis, 128, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 5
Grade Bapartmentmid-range

Penthouse in Rua Damião de Góis, 128, Bemposta - Quatro Estradas, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€320,000

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 16% 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: €19,740/yr
Average Daily Rate: €106
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 20.2 years
5-yr Capital Value: €420,475
10-yr Capital Value: €511,572
Brixfox Score: 64.1 / 100
Comparable Properties: 49
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.

€368,085

+15.0% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
Renovation (est. €55/m² × 119 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,545
(€3,570–€9,520)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€368,085

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.4%

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: 1
Bathrooms: 1
Building: 119 m²
Style: contemporary
Condition: good
Year Built: 2001
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terrace with potted plantsrustic wood-burning stoveeclectic art collectionwicker pendant lights

Score Breakdown

ROI
15.41
Visual Appeal
12.8
Ownership Security
13
Location
9.36
Land & Space
4.38
Rental Demand
5.11
Payback Speed
1
STR Suitability
3

Description

T1+1 Located on the top floor of a building and bathed in exceptional brightness, this apartment in Bemposta, Alvor, is a true gem that exceeds the expectations of a conventional T1. Situated in a quiet and strictly residential area, the property benefits from proximity to schools and is only 5 minutes from the beache

Location

📍 37.1390°N, 8.5638°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

Penthouse in Rua Damião de Góis, 128, Bemposta - Quatro Estradas, Portimão Cidade, Portimão

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
119 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

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

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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%
+$79K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.1%
$1,191/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
24.3 yr
Rental only

Property details

Year built: 2001
Energy: E
Condition: good

Description

T1+1 Located on the top floor of a building and bathed in exceptional brightness, this apartment in Bemposta, Alvor, is a true gem that exceeds the expectations of a conventional T1. Situated in a quiet and strictly residential area, the property benefits from proximity to schools and is only 5 minutes from the beache

Income Breakdown

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Nightly Rate (ADR)
$154/night
50% ($71)Brixfox estimate($154/night)200% ($283)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$14,290
Airbnb data$154/night · 51% occupancy
Rental income
$154/night · 51% occ.
$28,652
Running costs (20%)
Utilities, cleaning, maintenance
-$5,730
Income tax (10%)
Indonesian rental income tax
-$8,023
Property tax
Annual property tax
-$609
Net income
4.1% ROI
$14,290

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$347,826
IMT (transfer tax, investment schedule)$14,598
Imposto de Selo (stamp duty)$2,783
Notary & registration$1,359
Legal / due diligence$5,217
Total acquisition costs$23,957
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,114
($3,880–$10,348)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$400,092

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.

$1.9M$1.4M$956K$478K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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
$389K
+22%
Rental Income
+$70K
Total Position
$459K
+43%
7.5%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$151K
Total Position
$624K
+95%
6.9%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$353K
Total Position
$1.1M
+230%
6.1%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$625K
Total Position
$1.7M
+420%
5.6%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.1% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$141 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

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

31% occ.
3.3%
$966/mo
41% occ.
4.5%
$1,293/mo
51% occ.
5.6%
$1,621/mo
current
61% occ.
6.7%
$1,948/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.