Duplex in Amparo - Alto do Quintão, Portimão Cidade, Portimão
Duplex in Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 2Duplex in Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 3Duplex in Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 4Duplex in Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 5
Grade Bapartmentluxury

Duplex in Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€1.9M

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €53,650/yr
Average Daily Rate: €235
Payback Period: 45.5 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.1M
Brixfox Score: 57.8 / 100
Comparable Properties: 21
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€2.2M

+12.4% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€146,250
IS — Stamp duty (0.8%)€15,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,250
Total acquisition costs€192,350
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

2.8%

True gross yield (all-in)

2.4%

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: 3
Building: 387 m²
Style: modern
Condition: new-build
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with lounge areasleek black and wood exteriorfloor-to-ceiling windowsopen-plan living space

Score Breakdown

ROI
10.14
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
6.25
Payback Speed
0
STR Suitability
3

Description

I present to you the latest project for the "Domus Lux Residence" Building in the city of Portimão. Building consisting of 13 two-bedroom apartments and a magnificent Penthouse with private pool on a sea-view rooftop, equipped with a barbecue area for the exclusive use of the Penthouse. This building will be located

Location

📍 37.1290°N, 8.5439°W

· Portimão, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Duplex in Amparo - Alto do Quintão, Portimão Cidade, Portimão

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

Grade B investment — short-term rental yields 1.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$480K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.7%
$3,048/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
57.9 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

I present to you the latest project for the "Domus Lux Residence" Building in the city of Portimão. Building consisting of 13 two-bedroom apartments and a magnificent Penthouse with private pool on a sea-view rooftop, equipped with a barbecue area for the exclusive use of the Penthouse. This building will be located

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$340/night
50% ($156)Brixfox estimate($340/night)200% ($625)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$36,579
Airbnb data$340/night · 63% occupancy
Rental income
$340/night · 63% occ.
$77,478
Running costs (20%)
Utilities, cleaning, maintenance
-$15,496
Income tax (10%)
Indonesian rental income tax
-$21,694
Property tax
Annual property tax
-$3,709
Net income
1.7% ROI
$36,579

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$2,119,565
IMT (transfer tax, investment schedule)$158,967
Imposto de Selo (stamp duty)$16,957
Notary & registration$1,359
Legal / due diligence$31,793
Total acquisition costs$209,076
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$2,381,685

Gross yield (asking)

3.7%

True gross yield (all-in)

3.3%

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.

$9.1M$6.8M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.9M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$179K
Total Position
$2.6M
+31%
5.5%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$386K
Total Position
$3.3M
+68%
5.3%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$904K
Total Position
$5.2M
+165%
5.0%/yr
Year 30
Capital Value
$6.3M
+224%
Rental Income
+$1.6M
Total Position
$7.9M
+306%
4.8%/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
1.7% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$312 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 $312 — 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 1.7% 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

43% occ.
1.6%
$2,764/mo
53% occ.
2.0%
$3,487/mo
63% occ.
2.4%
$4,210/mo
current
73% occ.
2.8%
$4,934/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.