House in Vale das Hortas - Tapada da Penina, Alvor
House in Vale das Hortas - Tapada da Penina, Alvor — image 2House in Vale das Hortas - Tapada da Penina, Alvor — image 3House in Vale das Hortas - Tapada da Penina, Alvor — image 4House in Vale das Hortas - Tapada da Penina, Alvor — image 5
Grade Avillaluxury

House in Vale das Hortas - Tapada da Penina, Alvor

Portimão · Western Algarve ·

€1.8M

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 16% 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: €169,628/yr
Average Daily Rate: €1158
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 13.5 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.9M
Brixfox Score: 76.8 / 100
Comparable Properties: 5
Data Confidence: 71%
Search Radius: 3 km

True Investment Cost

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

€2.1M

+13.7% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€138,000
IS — Stamp duty (0.8%)€14,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,600
Total acquisition costs€181,570
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

9.2%

True gross yield (all-in)

8.1%

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: 5
Bathrooms: 6
Building: 437 m²
Land: 4480 m²
Style: contemporary
Condition: excellent
Year Built: 1994
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

golf course frontagelarge private plotmultiple outdoor living areasspacious open-plan interiors

Score Breakdown

ROI
19.18
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.01
Payback Speed
3
STR Suitability
3

Description

Where else can you find a huge 4.480 m2 property, with 437,10 m2 of gross construction area, out of which 398,75 m2 are private gross area, holding a 5 bedroom non overlooked modern house, directly facing the golf course, offering stunning views over the greens and golfers passing by? Only here at PENINA 60, North of t

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

View on Engel & Völkers Portim​ão →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Vale das Hortas - Tapada da Penina, Alvor

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
437 m²
Land Plot
4480 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$453K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$10,374/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.1 yr
Rental only

Property details

Year built: 1994
Energy: D
Condition: excellent

Description

Where else can you find a huge 4.480 m2 property, with 437,10 m2 of gross construction area, out of which 398,75 m2 are private gross area, holding a 5 bedroom non overlooked modern house, directly facing the golf course, offering stunning views over the greens and golfers passing by? Only here at PENINA 60, North of t

Income Breakdown

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Nightly Rate (ADR)
$1,680/night
50% ($773)Brixfox estimate($1,680/night)200% ($3091)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$124,492
Airbnb data$1,680/night · 40% occupancy
Rental income
$1,680/night · 40% occ.
$246,138
Running costs (20%)
Utilities, cleaning, maintenance
-$49,228
Income tax (10%)
Indonesian rental income tax
-$68,919
Property tax
Annual property tax
-$3,500
Net income
6.2% ROI
$124,492

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$2,000,000
IMT (transfer tax, investment schedule)$150,000
Imposto de Selo (stamp duty)$16,000
Notary & registration$1,359
Legal / due diligence$30,000
Total acquisition costs$197,359
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$2,272,359

Gross yield (asking)

12.3%

True gross yield (all-in)

10.8%

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.

$13.1M$9.8M$6.6M$3.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$608K
Total Position
$2.8M
+55%
9.1%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$1.3M
Total Position
$4.0M
+119%
8.2%/yr
Year 20
Capital Value
$4.0M
+119%
Rental Income
+$3.1M
Total Position
$7.1M
+286%
7.0%/yr
Year 30
Capital Value
$6.0M
+224%
Rental Income
+$5.4M
Total Position
$11.4M
+520%
6.3%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$1545 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
4480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1545 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 4480 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 40% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.3%
$10,438/mo
40% occ.
8.4%
$14,015/mo
current
40% occ.
8.4%
$14,065/mo
current
50% occ.
10.6%
$17,642/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.