T6 flat in Encosta da Marina, Portimão
T6 flat in Encosta da Marina, Portimão — image 2T6 flat in Encosta da Marina, Portimão — image 3T6 flat in Encosta da Marina, Portimão — image 4T6 flat in Encosta da Marina, Portimão — image 5
Grade Bapartmentluxury

T6 flat in Encosta da Marina, Portimão

Portimão · Western Algarve ·

€2.0M

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

27%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €90,286/yr
Average Daily Rate: €909
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 27.3 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.2M
Brixfox Score: 64.1 / 100
Comparable Properties: 7
Data Confidence: 70%
Search Radius: 6 km

True Investment Cost

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

€2.3M

+13.6% over asking

Asking price€2.0M
IMT — Property transfer tax (investment schedule)€149,625
IS — Stamp duty (0.8%)€15,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,925
Total acquisition costs€196,760
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€75,350
All-in investment (incl. renovation & furnishing)€2.3M

Gross yield (asking price)

4.5%

True gross yield (all-in)

4.0%

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: 6
Bathrooms: 5
Building: 495 m²
Style: contemporary
Condition: excellent
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

oval recessed ceiling with pendant lightslarge kitchen island with integrated sinkslatted wall panelingfloor-to-ceiling sliding glass doorsoval dining table with modern chairs

Score Breakdown

ROI
13.42
Visual Appeal
16.6
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
2.72
Payback Speed
0
STR Suitability
3

Description

Just a few minutes´ walk from the beach and the Marina, we present this exclusive Penthouse, completely renovated in 2023 to the highest quality standards. With 6 bedrooms, 4 of which are ensuite, it has built-in wardrobes, lined with wood, and the master suite has interior lighting. The large terraces around the entir

Location

📍 37.1229°N, 8.5343°W

· Portimão, Algarve, Portugal

View on Casaibéria Mediação Imobiliária Lda. →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T6 flat in Encosta da Marina, Portimão

Inventory
6 Beds
Bathrooms
5 Baths
Built Area
495 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$491K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$5,410/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.4 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

Just a few minutes´ walk from the beach and the Marina, we present this exclusive Penthouse, completely renovated in 2023 to the highest quality standards. With 6 bedrooms, 4 of which are ensuite, it has built-in wardrobes, lined with wood, and the master suite has interior lighting. The large terraces around the entir

Income Breakdown

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Nightly Rate (ADR)
$1,330/night
50% ($612)Brixfox estimate($1,330/night)200% ($2447)
Occupancy
27%
10%Brixfox estimate(27%)100%

Short-Term Rental

Yearly income
$64,917
Airbnb data$1,330/night · 27% occupancy
Rental income
$1,330/night · 27% occ.
$132,138
Running costs (20%)
Utilities, cleaning, maintenance
-$26,428
Income tax (10%)
Indonesian rental income tax
-$36,999
Property tax
Annual property tax
-$3,795
Net income
3.0% ROI
$64,917

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$2,168,478
IMT (transfer tax, investment schedule)$162,636
Imposto de Selo (stamp duty)$17,348
Notary & registration$1,359
Legal / due diligence$32,527
Total acquisition costs$213,870
RenovationMove-in ready
Furnishing & STR launch
6bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$81,902
All-in investment$2,464,250

Gross yield (asking)

6.1%

True gross yield (all-in)

5.4%

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.

$10.7M$8.0M$5.4M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.0M
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$317K
Total Position
$2.7M
+38%
6.6%/yr
Year 10
Capital Value
$3.0M
+48%
Rental Income
+$685K
Total Position
$3.6M
+82%
6.2%/yr
Year 20
Capital Value
$4.4M
+119%
Rental Income
+$1.6M
Total Position
$6.0M
+200%
5.6%/yr
Year 30
Capital Value
$6.5M
+224%
Rental Income
+$2.8M
Total Position
$9.3M
+367%
5.3%/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
Weak
3.0% annual return
Occupancy
Weak
27% average occupancy
Nightly Rate
Strong
$1223 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 $1223 — 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 3.0% is below 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.
4.5%
$8,178/mo
40% occ.
6.1%
$11,010/mo
27% occ.
4.1%
$7,391/mo
current
37% occ.
5.7%
$10,222/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.