Penthouse in Rua Engenheiro José de Bívar, Nn, Praia da Rocha, Portimão
Penthouse in Rua Engenheiro José de Bívar, Nn, Praia da Rocha, Portimão — image 2Penthouse in Rua Engenheiro José de Bívar, Nn, Praia da Rocha, Portimão — image 3Penthouse in Rua Engenheiro José de Bívar, Nn, Praia da Rocha, Portimão — image 4Penthouse in Rua Engenheiro José de Bívar, Nn, Praia da Rocha, Portimão — image 5
Grade Bapartmentmid-range

Penthouse in Rua Engenheiro José de Bívar, Nn, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€895,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

45%

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: €33,884/yr
Average Daily Rate: €205
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 32.6 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 59.9 / 100
Comparable Properties: 82
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.

€995,385

+11.2% over asking

Asking price€895,000
IMT — Property transfer tax (investment schedule)€53,700
IS — Stamp duty (0.8%)€7,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,425
Total acquisition costs€75,535
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€995,385

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.4%

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: 2
Bathrooms: 2
Building: 200 m²
Style: contemporary
Condition: excellent
Year Built: 1983
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracecurved glass balcony enclosure

Score Breakdown

ROI
11.36
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.52
Payback Speed
0
STR Suitability
3

Description

FOR SALE LUXURY PENTHOUSE – LIKE NEW Praia da Rocha, Portimão – Fully Refurbished and Furnished Price: €895,000 Discover this spectacular T2 Penthouse, fully refurbished and furnished, located in Praia da Rocha, one of the most prestigious and sought-after areas of the Algarve. Main Features: - 2 spacious bedrooms,

Location

📍 37.1187°N, 8.5331°W

· Portimão, Algarve, Portugal

View on Cidadexemplar Imobiliária - Mediação →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Penthouse in Rua Engenheiro José de Bívar, Nn, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 2.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$220K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$2,006/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
40.4 yr
Rental only

Property details

Year built: 1983
Energy: A
Condition: excellent

Description

FOR SALE LUXURY PENTHOUSE – LIKE NEW Praia da Rocha, Portimão – Fully Refurbished and Furnished Price: €895,000 Discover this spectacular T2 Penthouse, fully refurbished and furnished, located in Praia da Rocha, one of the most prestigious and sought-after areas of the Algarve. Main Features: - 2 spacious bedrooms,

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$301/night
50% ($138)Brixfox estimate($301/night)200% ($553)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$24,076
Airbnb data$301/night · 45% occupancy
Rental income
$301/night · 45% occ.
$49,574
Running costs (20%)
Utilities, cleaning, maintenance
-$9,915
Income tax (10%)
Indonesian rental income tax
-$13,881
Property tax
Annual property tax
-$1,702
Net income
2.5% ROI
$24,076

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$972,826
IMT (transfer tax, investment schedule)$58,370
Imposto de Selo (stamp duty)$7,783
Notary & registration$1,359
Legal / due diligence$14,592
Total acquisition costs$82,103
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$1,081,940

Gross yield (asking)

5.1%

True gross yield (all-in)

4.6%

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.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $895K
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$118K
Total Position
$1.2M
+35%
6.2%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$254K
Total Position
$1.6M
+76%
5.8%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$595K
Total Position
$2.6M
+186%
5.4%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.1M
Total Position
$4.0M
+342%
5.1%/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
2.5% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$277 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 $277 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% 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.
2.2%
$1,778/mo
40% occ.
3.0%
$2,418/mo
45% occ.
3.4%
$2,750/mo
current
55% occ.
4.2%
$3,390/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.