Duplex in Beco da Concórdia, 16, Amparo - Alto do Quintão, Portimão Cidade, Portimão
Duplex in Beco da Concórdia, 16, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 2Duplex in Beco da Concórdia, 16, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 3Duplex in Beco da Concórdia, 16, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 4Duplex in Beco da Concórdia, 16, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 5
Grade Aapartmentmid-range

Duplex in Beco da Concórdia, 16, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€830,000

Asking Price (EUR)

10.3%

True Net Yield (Owner, all-in)

7.5%

True Net Yield (Managed, all-in)

12.1%

True Gross Yield

36%

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: €113,564/yr
Average Daily Rate: €871
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 12.4 years
5-yr Capital Value: €962,197
10-yr Capital Value: €1.1M
Brixfox Score: 79.5 / 100
Comparable Properties: 5
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€938,190

+13.0% over asking

Asking price€830,000
IMT — Property transfer tax (investment schedule)€49,800
IS — Stamp duty (0.8%)€6,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,450
Total acquisition costs€70,140
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€38,050
All-in investment (incl. renovation & furnishing)€938,190

Gross yield (asking price)

13.7%

True gross yield (all-in)

12.1%

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: 3
Building: 359 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconiesrooftop-accesswaterfront-proximity

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
3.57
Payback Speed
5
STR Suitability
4

Description

We present a sophisticated duplex apartment with a terrace, located in Alto do Quintão, in Portimão — a true invitation to live between the sky, the city, and the sea. With a fluid layout and generous areas, this property stands out for the way natural light flows through each division. On the 10th floor, a spacious an

Location

📍 37.1301°N, 8.5433°W

· Portimão, Algarve, Portugal

View on Melina Fernandez →Also on Idealista.pt
Duplex in Beco da Concórdia, 16, Amparo - Alto do Quintão, Portimão Cidade, Portimão
Idealista.pt
Source verified

Duplex in Beco da Concórdia, 16, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve · Freehold · Ref BF-3985
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
359 m²
True net yield
8.1%
≈ $10,720/mo net after costs & tax
Brixfox Score 80 · A

Property details

Year built: 2023
Energy: A
Condition: excellent

Description

We present a sophisticated duplex apartment with a terrace, located in Alto do Quintão, in Portimão — a true invitation to live between the sky, the city, and the sea. With a fluid layout and generous areas, this property stands out for the way natural light flows through each division. On the 10th floor, a spacious an

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.

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Customize your projections
Nightly Rate (ADR)
$1,253/night
50% ($576)Brixfox estimate($1,253/night)200% ($2305)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$78,661
Airbnb data$1,253/night · 36% occupancy
Rental income
$1,253/night · 36% occ.
$151,272
Running costs (20%)
Utilities, cleaning, maintenance
-$30,254
Income tax (10%)
Indonesian rental income tax
-$42,356
Property tax
Annual property tax
-$0
Net income
8.7% ROI
$78,661

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

Approx. location

Net Yield · Fully-Managed · After Tax

8.1%

on all-in cost of $999,021

Scenario
Pre-tax
After-tax
Owner-managed
12.9%
11.6%
Fully-managed
9.4%
8.1%
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

15.1%

Annual Revenue

$151,272

Income Tax / yr

$13,236

Payback

12 yrs

True All-In Cost
Asking price$902,174
IMT — transfer tax (non-resident 7.5%)$67,663
Stamp duty (0.8%)$7,217
Notary + registry$2,174
Legal$11,097
Furnishing + STR launch$8,696
All-in cost$999,021

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$7.1M$5.3M$3.5M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $830K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$384K
Total Position
$1.4M
+68%
10.9%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$830K
Total Position
$2.1M
+148%
9.5%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$1.9M
Total Position
$3.8M
+353%
7.9%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$3.4M
Total Position
$6.1M
+639%
6.9%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.7% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$1153 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

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $1153 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 36% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
10.6%
$8,002/mo
40% occ.
14.2%
$10,669/mo
36% occ.
12.7%
$9,530/mo
current
46% occ.
16.2%
$12,197/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
$902,174
8.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.