Detached house in Porta Nova - Colinas da Boavista, Tavira
Detached house in Porta Nova - Colinas da Boavista, Tavira — image 2Detached house in Porta Nova - Colinas da Boavista, Tavira — image 3Detached house in Porta Nova - Colinas da Boavista, Tavira — image 4Detached house in Porta Nova - Colinas da Boavista, Tavira — image 5
Grade Bvillabudget

Detached house in Porta Nova - Colinas da Boavista, Tavira

Tavira · Eastern Algarve ·

€1.9M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.2%

True Gross Yield

65%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €48,075/yr
Average Daily Rate: €202
-42.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 48.1 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €3.0M
Brixfox Score: 59.1 / 100
Comparable Properties: 4
Data Confidence: 60%
Search Radius: 10 km

True Investment Cost

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

€2.2M

+18.5% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€138,750
IS — Stamp duty (0.8%)€14,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,750
Total acquisition costs€182,550
Renovation (est. €350/m² × 364 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€127,400
(€91,000–€163,800)
Furnishing & STR launch (6bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,250
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.2%

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: 6
Bathrooms: 8
Building: 364 m²
Style: dated
Condition: fair
Year Built: 1992
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

lush-greenery-facademulti-level-terraces

Score Breakdown

ROI
9.97
Visual Appeal
10.8
Ownership Security
13
Location
9.84
Land & Space
6
Rental Demand
6.52
Payback Speed
0
STR Suitability
3

Description

Unique villa by the Gilão River, with three floors and six suites, ideal for tourism or luxury living. Includes a fully equipped independent restaurant, a patio with a saltwater pool, and breathtaking views. Exclusive design with landscape integration, panoramic balconies, and high-quality finishes. Acoustic windows, a

Location

📍 37.1270°N, 7.6506°W

· Tavira, Algarve, Portugal

View on Decisões e Soluções Tavira →Also on Idealista.pt
Idealista.pt
Tavira / Eastern Algarve

Detached house in Porta Nova - Colinas da Boavista, Tavira

Inventory
6 Beds
Bathrooms
8 Baths
Built Area
364 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$401K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.6%
$2,715/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
61.7 yr
Rental only

Property details

Year built: 1992
Energy: B
Condition: fair

Description

Unique villa by the Gilão River, with three floors and six suites, ideal for tourism or luxury living. Includes a fully equipped independent restaurant, a patio with a saltwater pool, and breathtaking views. Exclusive design with landscape integration, panoramic balconies, and high-quality finishes. Acoustic windows, a

Income Breakdown

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Nightly Rate (ADR)
$292/night
50% ($134)Brixfox estimate($292/night)200% ($537)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$32,582
Airbnb data$292/night · 65% occupancy
Rental income
$292/night · 65% occ.
$69,425
Running costs (20%)
Utilities, cleaning, maintenance
-$13,885
Income tax (10%)
Indonesian rental income tax
-$19,439
Property tax
Annual property tax
-$3,519
Net income
1.6% ROI
$32,582

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$2,010,870
IMT (transfer tax, investment schedule)$150,815
Imposto de Selo (stamp duty)$16,087
Notary & registration$1,359
Legal / due diligence$30,163
Total acquisition costs$198,424
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$138,478
($98,913–$178,043)
Furnishing & STR launch
6bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$32,880
All-in investment$2,380,652

Gross yield (asking)

3.5%

True gross yield (all-in)

2.9%

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 Tavira.

$8.5M$6.4M$4.3M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.9M
Capital appreciation
Property value growing at +4%/yr based on Tavira 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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.3M
+22%
Rental Income
+$159K
Total Position
$2.4M
+30%
5.4%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$344K
Total Position
$3.1M
+67%
5.2%/yr
Year 20
Capital Value
$4.1M
+119%
Rental Income
+$805K
Total Position
$4.9M
+163%
4.9%/yr
Year 30
Capital Value
$6.0M
+224%
Rental Income
+$1.4M
Total Position
$7.4M
+301%
4.7%/yr

Location

Tavira

Eastern 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
1.6% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$268 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $268 — 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 1.6% 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

45% occ.
1.5%
$2,514/mo
55% occ.
1.9%
$3,135/mo
65% occ.
2.2%
$3,757/mo
current
75% occ.
2.6%
$4,378/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.