Detached house in Portimão
Detached house in Portimão — image 2Detached house in Portimão — image 3Detached house in Portimão — image 4Detached house in Portimão — image 5
Grade Bvillabudget

Detached house in Portimão

Portimão · Western Algarve ·

€380,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

39%

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: €21,427/yr
Average Daily Rate: €152
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 22.2 years
5-yr Capital Value: €499,314
10-yr Capital Value: €607,492
Brixfox Score: 63.7 / 100
Comparable Properties: 71
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€580,970

+52.9% over asking

Asking price€380,000
IMT — Property transfer tax (investment schedule)€18,230
IS — Stamp duty (0.8%)€3,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,700
Total acquisition costs€28,220
Renovation (est. €900/m² × 171 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€153,900
(€119,700–€188,100)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€580,970

Gross yield (asking price)

5.6%

True gross yield (all-in)

3.7%

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: 2
Building: 171 m²
Land: 29280 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 2016
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue shuttersstone facade accentscovered patio

Score Breakdown

ROI
14.73
Visual Appeal
6.8
Ownership Security
13
Location
9.36
Land & Space
12
Rental Demand
3.86
Payback Speed
1
STR Suitability
3

Description

Cosy 2-bedroom Countryside Home with Total Privacy, Set on a generous plot of 29.280sqm. Ideal for those seeking tranquility and a connection with nature, while still being conveniently close to urban amenities within only 15 minutes from the city of Portimão and 15 minutes from the picturesque village of Monchique. T

Location

📍 37.1378°N, 8.5387°W

· Portimão, Algarve, Portugal

View on SERVESUL →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Portimão

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
171 m²
Land Plot
29280 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.7% 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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$94K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$1,282/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.9 yr
Rental only

Property details

Year built: 2016
Energy: D
Condition: needs-renovation

Description

Cosy 2-bedroom Countryside Home with Total Privacy, Set on a generous plot of 29.280sqm. Ideal for those seeking tranquility and a connection with nature, while still being conveniently close to urban amenities within only 15 minutes from the city of Portimão and 15 minutes from the picturesque village of Monchique. T

Income Breakdown

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Nightly Rate (ADR)
$220/night
50% ($101)Brixfox estimate($220/night)200% ($404)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$15,381
Airbnb data$220/night · 39% occupancy
Rental income
$220/night · 39% occ.
$30,968
Running costs (20%)
Utilities, cleaning, maintenance
-$6,194
Income tax (10%)
Indonesian rental income tax
-$8,671
Property tax
Annual property tax
-$723
Net income
3.7% ROI
$15,381

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$413,043
IMT (transfer tax, investment schedule)$19,815
Imposto de Selo (stamp duty)$3,304
Notary & registration$1,359
Legal / due diligence$6,196
Total acquisition costs$30,674
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$167,283
($130,109–$204,457)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$629,315

Gross yield (asking)

7.5%

True gross yield (all-in)

4.9%

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 Portimão.

$2.2M$1.6M$1.1M$548K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $380K
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 20: 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
$462K
+22%
Rental Income
+$75K
Total Position
$537K
+41%
7.2%/yr
Year 10
Capital Value
$562K
+48%
Rental Income
+$162K
Total Position
$725K
+91%
6.7%/yr
Year 20
Capital Value
$833K
+119%
Rental Income
+$380K
Total Position
$1.2M
+219%
6.0%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$673K
Total Position
$1.9M
+401%
5.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$202 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
29280 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $202 — positioned in the top tier
Generous 29280 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% 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.
3.9%
$1,344/mo
40% occ.
5.3%
$1,811/mo
39% occ.
5.1%
$1,746/mo
current
49% occ.
6.4%
$2,214/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.