Penthouse in Rua Alfredo Keil, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
Penthouse in Rua Alfredo Keil, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2Penthouse in Rua Alfredo Keil, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3Penthouse in Rua Alfredo Keil, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4Penthouse in Rua Alfredo Keil, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

Penthouse in Rua Alfredo Keil, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€465,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.2%

True Gross Yield

32%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €50,248/yr
Average Daily Rate: €435
Payback Period: 11.6 years
5-yr Capital Value: €611,003
10-yr Capital Value: €743,379
Brixfox Score: 69.6 / 100
Comparable Properties: 6
Data Confidence: 63%
Search Radius: 2 km

True Investment Cost

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

€547,260

+17.7% over asking

Asking price€465,000
IMT — Property transfer tax (investment schedule)€25,030
IS — Stamp duty (0.8%)€3,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,975
Total acquisition costs€36,975
Renovation (est. €55/m² × 177 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,735
(€5,310–€14,160)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€547,260

Gross yield (asking price)

10.8%

True gross yield (all-in)

9.2%

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: 4
Bathrooms: 3
Building: 177 m²
Style: contemporary
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

feature wall with horizontal wood panelslarge mirror in dining areadedicated office space with multiple workstations

Score Breakdown

ROI
21.09
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
3.17
Payback Speed
4
STR Suitability
3

Description

Penthouse for sale in excellent condition, located on the 6th floor of a building with an elevator. Property with 177 m² of gross area (170 m² of usable area), with North and West orientation, comprising four bedrooms and three bathrooms. The layout is practical and bright, with well-utilized spaces and built-in wardro

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

Penthouse in Rua Alfredo Keil, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

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

Grade B+ investment — short-term rental yields 7.3% net return annually.

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The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$114K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$3,075/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
13.7 yr
Rental only

Property details

Condition: good

Description

Penthouse for sale in excellent condition, located on the 6th floor of a building with an elevator. Property with 177 m² of gross area (170 m² of usable area), with North and West orientation, comprising four bedrooms and three bathrooms. The layout is practical and bright, with well-utilized spaces and built-in wardro

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$629/night
50% ($289)Brixfox estimate($629/night)200% ($1157)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$36,896
Airbnb data$629/night · 32% occupancy
Rental income
$629/night · 32% occ.
$72,655
Running costs (20%)
Utilities, cleaning, maintenance
-$14,531
Income tax (10%)
Indonesian rental income tax
-$20,344
Property tax
Annual property tax
-$885
Net income
7.3% ROI
$36,896

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$505,435
IMT (transfer tax, investment schedule)$27,207
Imposto de Selo (stamp duty)$4,043
Notary & registration$1,359
Legal / due diligence$7,582
Total acquisition costs$40,190
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,582
($5,772–$15,391)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$594,848

Gross yield (asking)

14.4%

True gross yield (all-in)

12.2%

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.

$3.6M$2.7M$1.8M$898K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $465K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$566K
+22%
Rental Income
+$180K
Total Position
$746K
+60%
9.9%/yr
Year 10
Capital Value
$688K
+48%
Rental Income
+$389K
Total Position
$1.1M
+132%
8.8%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$912K
Total Position
$1.9M
+315%
7.4%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.6M
Total Position
$3.1M
+572%
6.6%/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
7.3% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$578 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $578 — 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 32% — 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

30% occ.
9.4%
$3,942/mo
40% occ.
12.5%
$5,281/mo
32% occ.
9.9%
$4,165/mo
current
42% occ.
13.1%
$5,503/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.