Troia Resort occupies the northern tip of the Península de Troia, a 17 km sand-spit between the Sado estuary and the Atlantic, combining Portugal's largest integrated marina, a Jack Nicklaus-designed golf course and 60 km of white-sand beach. Fine Luxury Property advises international buyers on Troia Resort villas, marina apartments and beachfront residences south of Lisbon.
Troia Design villas and detached houses (casas Troia) inside the gated resort, typically three-to-five bedrooms with pools and private plots of 500-2,000 m², priced from €1.5 million to €6 million, with direct beach or golf frontage.
One-to-four bedroom apartments in the Troia Marina, Aqualuz and Troia Caldeira buildings, with shared pools, marina views and direct access to the Jack Nicklaus course, popular with Lisbon-based second-home buyers and rental investors.
Front-line beachfront residences along the Atlantic side of the península, a scarce format with fewer than 80 transactable units island-wide, typically trading €2.5-€8 million for four-bedroom configurations with direct sand access.
Duplex penthouses in Troia Marina towers, with private rooftop terraces, plunge pools and panoramic views across the Sado to Setúbal and Arrábida, combining resort amenity access with a boutique-hotel operational format.
Fine Luxury Property operates as a dedicated Troia Resort real estate agency with ground access to both the gated villa estate and the Troia Marina apartment inventory. Our brokerage works directly with Sonae Sierra and resort-management counterparties, and we coordinate the NIF, IMT, notary and rental-pool onboarding workflow end-to-end. Our English-, French- and Portuguese-speaking team routinely advises French, Brazilian, Spanish and British buyers looking at Troia villas and casas Troia.
Troia Resort is Portugal's largest gated integrated resort, combining a 184-berth marina, Jack Nicklaus golf course, five-star hotels, casino and 60 km of beach inside a single managed estate. For owner-operators the format delivers hotel-quality amenity and security at a residential ownership price point, a combination rare in Portugal.
Troia sits at the mouth of the Sado estuary, home to Portugal's only resident bottlenose dolphin population (roughly 30 individuals) and Europe's densest stork colony. The natural-park designation tightly constrains new development on the peninsula, underwriting long-term scarcity of resort-zoned inventory.
A 25-minute car ferry links Troia to Setúbal, from where central Lisbon is a 45-minute drive on the A2. Alternatively, via Alcácer do Sal and the Vasco da Gama bridge, Troia Resort is 90 minutes by road from Humberto Delgado Airport. This dual-route connectivity makes Troia a viable second-home base rather than a remote resort.
Troia's integrated resort structure enables owners to place apartments and villas into a professionally managed rental pool, with hotel-grade housekeeping and resort distribution. This delivers hands-off yield of 4-6% gross for apartment stock and 3.5-5% gross for villas, with dedicated annual owner-use weeks built into the contract.
Troia Resort is structured into distinct zones: Troia Design (villas), Troia Marina (apartments), Aqualuz (mid-range apartments), the golf course zone and the wilder southern península. Each zone carries different syndic rules, rental-pool contracts and owner-use entitlements. We map the target property into its zone framework before offer so the buyer understands both amenity and obligations.
Buyers obtain a Portuguese NIF and open a local bank account, typically inside 72 hours through our Lisbon-based fiscal representative. Non-EU clients appoint a fiscal representative and grant power of attorney to a Setúbal- or Lisbon-based advogado for remote completion.
A reservation fee holds the property while our legal team verifies Caderneta Predial, Certidão Permanente, condominium minutes, any Sado natural-park overlays on the southern península and the rental-pool contract if the unit is currently enrolled. Older Troia buildings carry specific saltwater-exposure maintenance points that we verify through an accredited surveyor.
The CPCV is signed with a 10-20% deposit, with explicit clauses covering rental-pool transfer, annual syndic and resort-management fees, golf-membership transferability and marina-berth allocation. For new-build Troia Design villas, suspensive conditions cover snagging and handover timelines.
At final deed the buyer settles IMT transfer tax (0-7.5% sliding), 0.8% stamp duty and notary/registry fees of roughly 1-2%. If the unit is joining the rental pool, we coordinate the onboarding contract with the resort operator, including owner-use weeks, revenue split and furnishing compliance with the resort standard.
Troia is the only integrated resort south of Lisbon within 90 minutes of the airport, directly competing with Cascais and Comporta for primary-residence and second-home demand. With Comporta having doubled per-square-metre pricing over the last decade, Troia's €5,000-€8,500 range offers genuine coastal-resort product at a meaningful discount to the flagship Alentejo coast.
Troia is developed and operated by Sonae Sierra (and partners) as a single integrated estate, which means professional syndic management, consistent amenity standards and a coherent rental-pool operation. This institutional framework is rare in Portuguese coastal resorts and underwrites resale liquidity.
The 17 km Península de Troia is largely protected under the Sado estuary natural-park designation, with the resort footprint fixed at its current zone. New supply is structurally capped at completion of the remaining approved phases, supporting pricing power on resale of both new and legacy stock.
Golf, marina, spa, casino and a five-star hotel cluster operate year-round, meaning Troia villas and apartments are genuinely usable outside the July-August peak. For primary-residence or long-weekend buyers, this converts a seasonal asset into a 12-month platform, unlike pure beach-village markets nearby.
Troia Design villas (casas Troia) trade at €5,500-€8,500 per square metre, typically €1.5-€6 million for a three-to-five bedroom property with pool. Troia Marina apartments run €5,000-€7,500 per square metre, generally €450,000-€1.8 million. Atlantic beachfront houses reach €7,000-€11,000 per square metre, with trophy units above €8 million. Aqualuz and Troia Caldeira apartments sit at €4,500-€6,500 per square metre, and golf-frontage villas at €5,000-€7,500 per square metre.
Troia Resort offers a managed rental-pool contract where owners place their villa or apartment into professional rotation during agreed weeks, retaining typically 4-6 owner-use weeks per year. The resort operator handles housekeeping, booking, guest experience and distribution through hotel channels. Revenue split is contractually defined (typically 55-65% to the owner), and the property is maintained to resort-grade furnishing standards. This delivers genuinely hands-off yield of 4-6% gross for apartments and 3.5-5% gross for villas.
There are two routes. The fastest is the Setúbal-Troia car and passenger ferry, which runs every 30-60 minutes and crosses the Sado in roughly 20 minutes. Central Lisbon to Setúbal is 45-55 minutes via the A2 motorway. The alternative land route goes via the Vasco da Gama bridge, A2 and Alcácer do Sal, reaching Troia in roughly 90 minutes. Humberto Delgado Airport is 90 minutes by the land route or 60 minutes via ferry.
Marina apartments suit buyers wanting low-maintenance, rental-pool-ready stock close to the ferry, marina and casino, with typical ticket sizes of €450,000-€1.8 million. Troia Design villas suit primary-residence and larger-family buyers prioritising privacy, private pools and direct golf or beach frontage, with tickets of €1.5-€6 million. Atlantic-side beachfront houses are the scarcest segment and trade as trophy inventory, typically €2.5-€8 million. Our team matches lifestyle and investment goals to zone before viewings.
Troia ownership carries annual resort-management and syndic fees, typically €2,000-€6,000 for apartments and €5,000-€15,000 for villas, depending on size and garden. Marina berth ownership (where separate) is additional. Annual IMI municipal property tax is 0.3-0.45% of the rateable value. Pool, garden and housekeeping for non-rental-pool villas are negotiated separately with the resort or independent contractors. Non-resident rental income is taxed at a flat 25%. We provide a full running-cost model at reservation.
Troia sits in the Grândola and Alcácer do Sal municipalities, which currently remain accommodative on Alojamento Local registration relative to central Lisbon. The Troia Resort rental-pool operates under its own resort-licence framework, which in practice is the preferred route for most non-resident owners. Independent short-let operation outside the pool is possible but must be coordinated with the syndic and resort-zone rules, particularly around guest-access protocols. Our due diligence confirms pool-versus-independent options per property.
Total closing costs run about 7-10% of the purchase price. IMT transfer tax follows the sliding 0-7.5% scale, with second-home buyers from abroad typically paying the upper tier. Stamp duty is 0.8%. Notary and Conservatória do Registo Predial fees add 1-2%. Legal fees run roughly 1% plus VAT. Annual IMI is 0.3-0.45% of the rateable value. Rental-pool income is taxed at 25% for non-residents, though genuine resort-operator structures can sometimes be optimised through local tax counsel.
Yes. Troia's integrated-resort structure, rental-pool contracts, Sado natural-park overlays on the southern península and zone-specific syndic rules make AMI-licensed brokerage essential. An independent Portuguese advogado verifies title, resort-management contract terms and rental-pool transferability, separate from the agent. Fine Luxury Property works with English-, French- and Portuguese-speaking lawyers in Setúbal and Lisbon and coordinates the full resort onboarding workflow from reservation through rental-pool activation.
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