Quinta in Herdade da Boavista Nn, Odeceixe
Quinta in Herdade da Boavista Nn, Odeceixe — image 2Quinta in Herdade da Boavista Nn, Odeceixe — image 3Quinta in Herdade da Boavista Nn, Odeceixe — image 4Quinta in Herdade da Boavista Nn, Odeceixe — image 5
Grade B+villabudget

Quinta in Herdade da Boavista Nn, Odeceixe

Aljezur · Western Algarve ·

€350,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

65%

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: €24,031/yr
Average Daily Rate: €102
-24.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 18.2 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 65.5 / 100
Comparable Properties: 3
Data Confidence: 47%
Search Radius: 6 km

True Investment Cost

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

€519,980

+48.6% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €900/m² × 140 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€126,000
(€98,000–€154,000)
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)€519,980

Gross yield (asking price)

6.9%

True gross yield (all-in)

4.6%

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: 1
Building: 140 m²
Land: 87250 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1965
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ruined farmhouse structurenatural stream

Score Breakdown

ROI
16.24
Visual Appeal
4.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.46
Payback Speed
2
STR Suitability
3

Description

Excellent rural farm, crossed by the Seixe River with an area of around 9ha. of land with different topography from the high plateau to the marshes next to the river, and a built area of 140m2, with the possibility of expanding this area to 300m2 for housing and 600m2 for a rural tourism project. The location is very q

Location

📍 36.9980°N, 8.8020°W

· Aljezur, Algarve, Portugal

View on SW Places →Also on Idealista.pt
Idealista.pt
Aljezur / Western Algarve

Quinta in Herdade da Boavista Nn, Odeceixe

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
140 m²
Land Plot
87250 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.6% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$76K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$1,449/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.9 yr
Rental only

Property details

Year built: 1965
Energy: Exempt
Condition: needs-renovation

Description

Excellent rural farm, crossed by the Seixe River with an area of around 9ha. of land with different topography from the high plateau to the marshes next to the river, and a built area of 140m2, with the possibility of expanding this area to 300m2 for housing and 600m2 for a rural tourism project. The location is very q

Income Breakdown

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Nightly Rate (ADR)
$147/night
50% ($68)Brixfox estimate($147/night)200% ($271)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$17,388
Airbnb data$147/night · 65% occupancy
Rental income
$147/night · 65% occ.
$34,720
Running costs (20%)
Utilities, cleaning, maintenance
-$6,944
Income tax (10%)
Indonesian rental income tax
-$9,721
Property tax
Annual property tax
-$666
Net income
4.6% ROI
$17,388

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$136,957
($106,522–$167,391)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$563,022

Gross yield (asking)

9.1%

True gross yield (all-in)

6.2%

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 Aljezur.

$2.2M$1.6M$1.1M$545K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
Capital appreciation
Property value growing at +4%/yr based on Aljezur 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 18: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$85K
Total Position
$511K
+46%
7.9%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$183K
Total Position
$701K
+100%
7.2%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$430K
Total Position
$1.2M
+242%
6.3%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$761K
Total Position
$1.9M
+442%
5.8%/yr

Location

Aljezur

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.6% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
87250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 87250 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 4.6% 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

45% occ.
4.2%
$1,343/mo
55% occ.
5.2%
$1,657/mo
65% occ.
6.2%
$1,970/mo
current
75% occ.
7.2%
$2,283/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.