T5 flat in Rua Vista Mar, Três Castelos, Portimão
T5 flat in Rua Vista Mar, Três Castelos, Portimão — image 2T5 flat in Rua Vista Mar, Três Castelos, Portimão — image 3T5 flat in Rua Vista Mar, Três Castelos, Portimão — image 4T5 flat in Rua Vista Mar, Três Castelos, Portimão — image 5
Grade Aapartmentluxury

T5 flat in Rua Vista Mar, Três Castelos, Portimão

Portimão · Western Algarve ·

€1.2M

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €141,775/yr
Average Daily Rate: €586
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 8.1 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 83.1 / 100
Comparable Properties: 8
Data Confidence: 60%
Search Radius: 6 km

True Investment Cost

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

€1.4M

+15.7% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€69,000
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

11.8%

True gross yield (all-in)

10.2%

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: 5
Bathrooms: 6
Building: 548 m²
Style: contemporary
Condition: excellent
Year Built: 2012
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracepanoramic sea viewsprivate pool access

Score Breakdown

ROI
25
Visual Appeal
14.2
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
8.5
Payback Speed
4
STR Suitability
3

Description

Exclusive T5 Duplex Penthouse with Private Rooftop, Jacuzzi & Sea View — Quiet Prime Area of Praia da Rocha Set within an exclusive high-end condominium of only 9 apartments, this exceptional T5 duplex penthouse offers a rare combination of space, privacy and refined living, positioned in one of the most quiet and soug

Location

📍 37.1209°N, 8.5435°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T5 flat in Rua Vista Mar, Três Castelos, Portimão

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

Grade A investment — short-term rental yields 10.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score83
GradeA
Brixfox Intelligence
83AExcellent
Score Breakdown
ROI & Yield91%
Capital Growth87%
Risk Profile84%
Market Demand83%

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
+15.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$295K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.5%
$11,399/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.5 yr
Rental only

Property details

Year built: 2012
Energy: C
Condition: excellent

Description

Exclusive T5 Duplex Penthouse with Private Rooftop, Jacuzzi & Sea View — Quiet Prime Area of Praia da Rocha Set within an exclusive high-end condominium of only 9 apartments, this exceptional T5 duplex penthouse offers a rare combination of space, privacy and refined living, positioned in one of the most quiet and soug

Income Breakdown

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Nightly Rate (ADR)
$862/night
50% ($397)Brixfox estimate($862/night)200% ($1586)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$136,791
Airbnb data$862/night · 85% occupancy
Rental income
$862/night · 85% occ.
$267,449
Running costs (20%)
Utilities, cleaning, maintenance
-$53,490
Income tax (10%)
Indonesian rental income tax
-$74,886
Property tax
Annual property tax
-$2,283
Net income
10.5% ROI
$136,791

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$1,508,533

Gross yield (asking)

20.5%

True gross yield (all-in)

17.7%

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.

$11.4M$8.5M$5.7M$2.8M$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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$668K
Total Position
$2.1M
+77%
12.1%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$1.4M
Total Position
$3.2M
+168%
10.4%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$3.4M
Total Position
$6.0M
+401%
8.4%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$6.0M
Total Position
$9.9M
+723%
7.3%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.5% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Strong
$793 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

High rental yield at 10.5% — outperforms most villas in this market
Strong occupancy at 85% — consistent booking demand
Premium nightly rate of $793 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

65% occ.
10.8%
$11,740/mo
75% occ.
12.5%
$13,576/mo
85% occ.
14.2%
$15,411/mo
current
95% occ.
15.9%
$17,246/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.