Penthouse in Centro, Alvor
Penthouse in Centro, Alvor — image 2Penthouse in Centro, Alvor — image 3Penthouse in Centro, Alvor — image 4Penthouse in Centro, Alvor — image 5
Grade B+apartmentluxury

Penthouse in Centro, Alvor

Portimão · Western Algarve ·

€1.8M

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €113,657/yr
Average Daily Rate: €686
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 29.3 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.4M
Brixfox Score: 65.1 / 100
Comparable Properties: 8
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€2.0M

+13.1% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€135,000
IS — Stamp duty (0.8%)€14,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,000
Total acquisition costs€177,650
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€57,650
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.6%

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: 4
Bathrooms: 5
Building: 317 m²
Style: contemporary
Condition: excellent
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracejacuzzioutdoor lounge areasea view

Score Breakdown

ROI
12.97
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.54
Payback Speed
2
STR Suitability
4

Description

Magnificent Penthouse meticulously recently renovated to the highest quality standards. Inserted in a condominium with swimming pool, it is located just a few minutes from the beach and the picturesque village of Alvor. From the large terrace, with jacuzzi and fireplace, you can enjoy the stunning panoramic view of t

Location

📍 37.1335°N, 8.5930°W

· Portimão, Algarve, Portugal

View on ERA Lagos →Also on Idealista.pt
Penthouse in Centro, Alvor
Idealista.pt
Source verified

Penthouse in Centro, Alvor

Portimão · Western Algarve · Freehold · Ref BF-3926
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
317 m²
True net yield
3.4%
≈ $10,106/mo net after costs & tax
Brixfox Score 65 · B+

Property details

Energy: C
Condition: excellent

Description

Magnificent Penthouse meticulously recently renovated to the highest quality standards. Inserted in a condominium with swimming pool, it is located just a few minutes from the beach and the picturesque village of Alvor. From the large terrace, with jacuzzi and fireplace, you can enjoy the stunning panoramic view of t

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$987/night
50% ($454)Brixfox estimate($987/night)200% ($1816)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$78,726
Airbnb data$987/night · 45% occupancy
Rental income
$987/night · 45% occ.
$151,396
Running costs (20%)
Utilities, cleaning, maintenance
-$30,279
Income tax (10%)
Indonesian rental income tax
-$42,391
Property tax
Annual property tax
-$0
Net income
4.0% ROI
$78,726

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

3.4%

on all-in cost of $2,143,152

Scenario
Pre-tax
After-tax
Owner-managed
5.7%
5.0%
Fully-managed
4.0%
3.4%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

7.1%

Annual Revenue

$151,396

Income Tax / yr

$13,247

Payback

29 yrs

True All-In Cost
Asking price$1,956,522
IMT — transfer tax (non-resident 7.5%)$146,739
Stamp duty (0.8%)$15,652
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$8,696
All-in cost$2,143,152

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$10.7M$8.0M$5.3M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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
$2.2M
+22%
Rental Income
+$385K
Total Position
$2.6M
+43%
7.4%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$830K
Total Position
$3.5M
+94%
6.9%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$1.9M
Total Position
$5.9M
+227%
6.1%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$3.4M
Total Position
$9.3M
+416%
5.6%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$908 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

Premium nightly rate of $908 — positioned in the top tier
Stunning visuals with 8/10 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

30% occ.
3.9%
$6,304/mo
40% occ.
5.2%
$8,405/mo
45% occ.
5.8%
$9,538/mo
current
55% occ.
7.1%
$11,639/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$1,956,522
3.4%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.