Detached house in Rua Cidade de Gôa, Portimão, Portimão
Detached house in Rua Cidade de Gôa, Portimão, Portimão — image 2Detached house in Rua Cidade de Gôa, Portimão, Portimão — image 3Detached house in Rua Cidade de Gôa, Portimão, Portimão — image 4Detached house in Rua Cidade de Gôa, Portimão, Portimão — image 5
Grade Avillamid-range

Detached house in Rua Cidade de Gôa, Portimão, Portimão

Portimão · Western Algarve ·

€649,500

Asking Price (EUR)

13.8%

True Net Yield (Owner, all-in)

9.6%

True Net Yield (Managed, all-in)

21.2%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €161,454/yr
Average Daily Rate: €840
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 5.0 years
5-yr Capital Value: €853,433
10-yr Capital Value: €1.0M
Brixfox Score: 77 / 100
Comparable Properties: 8
Data Confidence: 61%
Search Radius: 6 km

True Investment Cost

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

€760,429

+17.1% over asking

Asking price€649,500
IMT — Property transfer tax (investment schedule)€38,970
IS — Stamp duty (0.8%)€5,196
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,743
Total acquisition costs€55,159
Renovation (est. €55/m² × 234 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,870
(€7,020–€18,720)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€760,429

Gross yield (asking price)

24.9%

True gross yield (all-in)

21.2%

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: 5
Bathrooms: 3
Building: 234 m²
Land: 350 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor covered patio with BBQtraditional wooden kitchen cabinetrynautical themed living room decor

Score Breakdown

ROI
25
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
7.59
Rental Demand
5.27
Payback Speed
5
STR Suitability
3

Description

Main features: 5 spacious rooms, ideal for large families or to receive visitors in total privacy 3 Bathrooms well distributed throughout the spaces of the house Spacious kitchen, perfect for those who like to cook and share moments at the table 2 Spacious rooms, ideal for creating different environments: leisure, dini

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

Detached house in Rua Cidade de Gôa, Portimão, Portimão

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
234 m²
Land Plot
350 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 17.2% 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
+22.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$160K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.2%
$10,132/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.8 yr
Rental only

Property details

Energy: E
Condition: good

Description

Main features: 5 spacious rooms, ideal for large families or to receive visitors in total privacy 3 Bathrooms well distributed throughout the spaces of the house Spacious kitchen, perfect for those who like to cook and share moments at the table 2 Spacious rooms, ideal for creating different environments: leisure, dini

Income Breakdown

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Nightly Rate (ADR)
$1,228/night
50% ($565)Brixfox estimate($1,228/night)200% ($2260)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$121,579
Airbnb data$1,228/night · 53% occupancy
Rental income
$1,228/night · 53% occ.
$236,183
Running costs (20%)
Utilities, cleaning, maintenance
-$47,237
Income tax (10%)
Indonesian rental income tax
-$66,131
Property tax
Annual property tax
-$1,235
Net income
17.2% ROI
$121,579

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$705,978
IMT (transfer tax, investment schedule)$42,359
Imposto de Selo (stamp duty)$5,648
Notary & registration$1,359
Legal / due diligence$10,590
Total acquisition costs$59,955
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,989
($7,630–$20,348)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$824,379

Gross yield (asking)

33.5%

True gross yield (all-in)

28.6%

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.

$8.5M$6.4M$4.3M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$790K
+22%
Rental Income
+$594K
Total Position
$1.4M
+113%
16.3%/yr
Year 10
Capital Value
$961K
+48%
Rental Income
+$1.3M
Total Position
$2.2M
+245%
13.2%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$3.0M
Total Position
$4.4M
+582%
10.1%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$5.3M
Total Position
$7.4M
+1044%
8.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
17.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$1130 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Good
350 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 17.2% — outperforms most villas in this market
Premium nightly rate of $1130 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
14.4%
$8,445/mo
43% occ.
18.8%
$11,060/mo
53% occ.
23.2%
$13,675/mo
current
63% occ.
27.7%
$16,290/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.