Penthouse in Encosta da Marina, Portimão
Penthouse in Encosta da Marina, Portimão — image 2Penthouse in Encosta da Marina, Portimão — image 3Penthouse in Encosta da Marina, Portimão — image 4Penthouse in Encosta da Marina, Portimão — image 5
Grade B+apartmentmid-range

Penthouse in Encosta da Marina, Portimão

Portimão · Western Algarve ·

€640,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 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: €64,590/yr
Average Daily Rate: €296
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 12.3 years
5-yr Capital Value: €840,950
10-yr Capital Value: €1.0M
Brixfox Score: 72.8 / 100
Comparable Properties: 26
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€724,570

+13.2% over asking

Asking price€640,000
IMT — Property transfer tax (investment schedule)€38,400
IS — Stamp duty (0.8%)€5,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,600
Total acquisition costs€54,370
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€724,570

Gross yield (asking price)

10.1%

True gross yield (all-in)

8.9%

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: 3
Bathrooms: 2
Building: 168 m²
Style: contemporary
Condition: excellent
Year Built: 2005
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large rooftop terraceopen-plan living/kitchen areasliding glass doors to terrace

Score Breakdown

ROI
20.29
Visual Appeal
12.8
Ownership Security
13
Location
9.36
Land & Space
5.36
Rental Demand
5.98
Payback Speed
3
STR Suitability
3

Description

We present this fantastic 3 bedroom penthouse, ideal for those looking for comfort, space and a privileged location. Located just a few minutes from the stunning Praia da Rocha, with a unique outdoor area of 55.40 m2, with an unobstructed view to enjoy the Algarve sun. Property Details: Suite with built-in wardrobe

Location

📍 37.1226°N, 8.5373°W

· Portimão, Algarve, Portugal

View on The PentHouse →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Penthouse in Encosta da Marina, Portimão

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
168 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$158K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$3,968/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.6 yr
Rental only

Property details

Year built: 2005
Energy: E
Condition: excellent

Description

We present this fantastic 3 bedroom penthouse, ideal for those looking for comfort, space and a privileged location. Located just a few minutes from the stunning Praia da Rocha, with a unique outdoor area of 55.40 m2, with an unobstructed view to enjoy the Algarve sun. Property Details: Suite with built-in wardrobe

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$430/night
50% ($198)Brixfox estimate($430/night)200% ($792)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$47,610
Airbnb data$430/night · 60% occupancy
Rental income
$430/night · 60% occ.
$93,899
Running costs (20%)
Utilities, cleaning, maintenance
-$18,780
Income tax (10%)
Indonesian rental income tax
-$26,292
Property tax
Annual property tax
-$1,217
Net income
6.8% ROI
$47,610

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$695,652
IMT (transfer tax, investment schedule)$41,739
Imposto de Selo (stamp duty)$5,565
Notary & registration$1,359
Legal / due diligence$10,435
Total acquisition costs$59,098
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$787,576

Gross yield (asking)

13.5%

True gross yield (all-in)

11.9%

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.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $640K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$779K
+22%
Rental Income
+$233K
Total Position
$1.0M
+58%
9.6%/yr
Year 10
Capital Value
$947K
+48%
Rental Income
+$502K
Total Position
$1.4M
+126%
8.5%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.2M
Total Position
$2.6M
+303%
7.2%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$2.1M
Total Position
$4.2M
+550%
6.4%/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
Good
6.8% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$396 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

Premium nightly rate of $396 — 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 60% — 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

40% occ.
6.1%
$3,543/mo
50% occ.
7.7%
$4,459/mo
60% occ.
9.3%
$5,376/mo
current
70% occ.
10.9%
$6,292/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.