Primelife Investment Calculator — Sunset Real Estate

Select your Primelife unit

🏠 Property Details

Property Price (€)

€

Unit Type

⏳ Developer Offer — confirmed current, July 2026

✨ The 5% Advantage

At List Price

Cash-on-Cash ROI—

Upfront Cash—

5% OFF

With Discount

Cash-on-Cash ROI—

Upfront Cash—

Your ROI uplift by acting now —

💶 Down Payment

Select your scenario

Non-residents typically require 30% down in Portugal. Higher down payment = lower mortgage = better monthly cash flow.

🏦 Mortgage

Rate (%) — Non-resident

~3.0% variable 2025

Term (years)

Closing Costs

IMT flat 7% + stamp duty + notary (~9% total)

📈 Rental Income Mode

✅ Using Primelife Touristic Exploitation Budget — net result after all operating costs & 17.5% management fee. ⚠️ Read this before relying on the figure. The €31,873 is the developer's projection for the smaller T2, and it assumes the owner uses the apartment only 8 weeks a year — the previous usage regime. The pool is distributed by permilagem and by how many weeks each owner makes the apartment available, so an owner taking the full current October-to-April entitlement should expect to receive less than this. Confirmed with the developer in August 2026. See “What your own weeks cost you” below for the week-by-week figures.

📋 Annual Expenses

Condo Fee / year (€)

€

—

IMI Property Tax / yr (€)

€

~0.3% of assessed value/yr

Insurance / yr (€)

€

Property & liability cover

** Condominium fees come from the 2026 permillage schedule (total budget €114,462.44 across 1000‰). While your unit is in the rental pool these are covered by the exploitation budget and are not due from you. If you keep the unit out of the pool, you pay them yourself.

✅ Official Primelife Budget — Net Result to Owner

Annual Net Rental

—

after all op. costs

Monthly Rental

—

net to owner

Monthly Mortgage

—

principal + interest

Cash-on-Cash ROI

—

annual return on cash

Monthly Cash Flow —

Total Upfront Cash Required

Down Payment

—

Closing Costs

—

Total Cash Needed

—

Full Annual Breakdown

Net rental income (Primelife budget)—

Annual mortgage payments—

IMI property tax—

Insurance—

NET ANNUAL CASH FLOW—

🏖️

Owner use — two summer weeks, and the whole winter

As a Primelife owner you use the apartment free of charge: 1 week in June or July, 1 week in May or September, and full flexibility from October to April inclusive — the entire winter, with no weekly limit. Periods must be booked by 31 October of the previous year. During your own stays no condo fees are charged to you.

Worth knowing why the developer can offer it: the Algarve earns its rental income in summer, so the months you are most likely to want are the months the pool needs least.

But it is a trade, not a gift. The pool pays you according to how many weeks you make the apartment available, so the more of the winter you take, the smaller your share. The €31,873 projection above assumes only 8 weeks of owner use. The table below shows roughly what each extra week costs you — and why the winter ones are so cheap.

🗓️

What your own weeks cost you

Every week you keep is a week the pool cannot rent. Working back from the developer’s own €31,873 and the published Prime Life rate sheet, this is roughly what a week costs a T2 owner:

November – March (low)	≈ €250 / week
April, May, October (shoulder)	≈ €570 / week
June, September (high)	≈ €1,240 / week
Mid-July – August (peak)	≈ €1,550 / week

Take the entire October-to-April entitlement — about thirty weeks, the whole Canadian winter — and the projection falls from €31,873 to roughly €23,000 a year. Seven months in your own apartment on the Algarve, and it still pays you. A Florida snowbird pays for their winter; this one gets paid.

Approximate. Derived from the published 2025 Prime Life rate sheet (T2: €132 low, €191 shoulder, €323 high, €373.50 peak, VAT included) with seasonal occupancy assumptions, calibrated so the full year reconciles to the developer’s €31,873. October and April are shoulder season and November to March is low season, confirmed with the developer; the boundary between high and peak in summer is assumed. The developer has confirmed the distribution principle — permilagem and weeks made available — but has not published a per-week formula. Treat these as indicative and confirm the figure for a specific unit before committing.

For illustrative purposes only. Net rental figures sourced from the official Primelife Touristic Exploitation Budget provided by Carvoeiro Branco. Rental pool distribution follows permilagem and the number of weeks each owner makes the apartment available — confirmed with the developer in August 2026 — so whether an individual apartment is booked does not determine its share. The €31,873 and €38,475 figures assume owners use the apartment only 8 weeks per year, under the previous usage regime; an owner taking the full current October-to-April entitlement should expect a lower figure — indicatively around €23,000 for a T2. The per-week costs shown are Sunset Real Estate estimates derived from the published 2025 Prime Life rate sheet with seasonal occupancy assumptions, calibrated to reconcile to the developer's €31,873; the developer has confirmed the principle but has not published a per-week formula, and season months follow the standard Algarve calendar rather than a published Prime Life one. Prices from the Primelife price list dated July 2026 — sales prices may change without prior notice, and stated areas may vary during construction. 9 of 29 units were still available on that list; all T3 units were reserved, and every unit below €550,000 was sold. The 5% developer discount was confirmed as current with Carvoeiro Branco in July 2026 and may be withdrawn at any time. T2 net result: €31,873/yr · T3 net result: €38,475/yr. Figures are forecasts and may change. Condo fees are not charged to the owner when the property is in the rental pool. Owner use is free: 1 week in June or July, 1 week in May or September, and full flexibility October to April inclusive, booked by 31 October of the previous year. Consult a licensed financial advisor before investing. © 2025 Sunset Real Estate · sunsetrealestate.ca

Your Primelife returns,calculated.

Your Primelife returns,
calculated.