Duplex in Rua Bartolomeu Dias, Praia da Rocha, Portimão
Duplex in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 2Duplex in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 3Duplex in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 4Duplex in Rua Bartolomeu Dias, Praia da Rocha, Portimão — image 5
Grade Bapartmentmid-range

Duplex in Rua Bartolomeu Dias, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€540,000

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €33,496/yr
Average Daily Rate: €206
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 19.6 years
5-yr Capital Value: €709,552
10-yr Capital Value: €863,278
Brixfox Score: 64 / 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.

€619,530

+14.7% over asking

Asking price€540,000
IMT — Property transfer tax (investment schedule)€31,030
IS — Stamp duty (0.8%)€4,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,100
Total acquisition costs€44,700
Renovation (est. €55/m² × 136 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,480
(€4,080–€10,880)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€619,530

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.4%

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: 1
Building: 136 m²
Style: portuguese-traditional
Condition: good
Year Built: 1990
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracesea viewsproximity to beach

Score Breakdown

ROI
15.64
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
4.72
Rental Demand
4.45
Payback Speed
2
STR Suitability
3

Description

Penthouse T1+1 with panoramic views and garage in Praia da Rocha – A refuge with identity and charm With a truly privileged location in Praia da Rocha, this apartment offers a 240º degree view that impresses at any time of day: the Arade river, the Portimão marina, Ferragudo and Praia da Rocha make up the surrounding

Location

📍 37.1173°N, 8.5326°W

· Portimão, Algarve, Portugal

View on Medina Properties →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Duplex in Rua Bartolomeu Dias, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 4.2% 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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$133K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$2,072/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.6 yr
Rental only

Property details

Year built: 1990
Energy: E
Condition: good

Description

Penthouse T1+1 with panoramic views and garage in Praia da Rocha – A refuge with identity and charm With a truly privileged location in Praia da Rocha, this apartment offers a 240º degree view that impresses at any time of day: the Arade river, the Portimão marina, Ferragudo and Praia da Rocha make up the surrounding

Income Breakdown

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Nightly Rate (ADR)
$307/night
50% ($141)Brixfox estimate($307/night)200% ($564)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$24,868
Airbnb data$307/night · 45% occupancy
Rental income
$307/night · 45% occ.
$49,799
Running costs (20%)
Utilities, cleaning, maintenance
-$9,960
Income tax (10%)
Indonesian rental income tax
-$13,944
Property tax
Annual property tax
-$1,027
Net income
4.2% ROI
$24,868

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$586,957
IMT (transfer tax, investment schedule)$33,728
Imposto de Selo (stamp duty)$4,696
Notary & registration$1,359
Legal / due diligence$8,804
Total acquisition costs$48,587
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,130
($4,435–$11,826)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$673,402

Gross yield (asking)

8.5%

True gross yield (all-in)

7.4%

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.

$3.3M$2.4M$1.6M$816K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $540K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$657K
+22%
Rental Income
+$121K
Total Position
$778K
+44%
7.6%/yr
Year 10
Capital Value
$799K
+48%
Rental Income
+$262K
Total Position
$1.1M
+97%
7.0%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$615K
Total Position
$1.8M
+233%
6.2%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.1M
Total Position
$2.8M
+426%
5.7%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.2% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$282 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 $282 — 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 4.2% is near 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.
3.8%
$1,872/mo
40% occ.
5.2%
$2,525/mo
45% occ.
5.8%
$2,819/mo
current
55% occ.
7.1%
$3,472/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.