Detached house in Rua dos Vizinhos, 45, Boavista, Portimão
Detached house in Rua dos Vizinhos, 45, Boavista, Portimão — image 2Detached house in Rua dos Vizinhos, 45, Boavista, Portimão — image 3Detached house in Rua dos Vizinhos, 45, Boavista, Portimão — image 4Detached house in Rua dos Vizinhos, 45, Boavista, Portimão — image 5
Grade B+villamid-range

Detached house in Rua dos Vizinhos, 45, Boavista, Portimão

Portimão · Western Algarve ·

€315,000

Asking Price (EUR)

7.9%

True Net Yield (Owner, all-in)

5.5%

True Net Yield (Managed, all-in)

12.2%

True Gross Yield

30%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 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: €45,025/yr
Average Daily Rate: €408
Payback Period: 8.7 years
5-yr Capital Value: €413,905
10-yr Capital Value: €503,579
Brixfox Score: 72.4 / 100
Comparable Properties: 7
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€368,742

+17.1% over asking

Asking price€315,000
IMT — Property transfer tax (investment schedule)€13,047
IS — Stamp duty (0.8%)€2,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,725
Total acquisition costs€21,542
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€368,742

Gross yield (asking price)

14.3%

True gross yield (all-in)

12.2%

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: 3
Bathrooms: 2
Building: 178 m²
Land: 129 m²
Style: contemporary
Condition: excellent
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exterior stone claddingcovered outdoor dining areamodern light fixtures

Score Breakdown

ROI
24.75
Visual Appeal
12.2
Ownership Security
13
Location
9.36
Land & Space
3.03
Rental Demand
3.02
Payback Speed
4
STR Suitability
3

Description

We present this nice villa in the Coca das Maravilhas area, in Portimão The house consists of: 3 bedrooms, one of them with spacious closet 1 master bathroom Open concept living room and dining room Large kitchen Box garage Terrace Upon entering through the main door, you will find a staircase leading to the upp

Location

📍 37.1492°N, 8.5468°W

· Portimão, Algarve, Portugal

View on Imojoy Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua dos Vizinhos, 45, Boavista, Portimão

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
178 m²
Land Plot
129 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 9.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+14.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$78K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.8%
$2,787/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.2 yr
Rental only

Property details

Energy: E
Condition: excellent

Description

We present this nice villa in the Coca das Maravilhas area, in Portimão The house consists of: 3 bedrooms, one of them with spacious closet 1 master bathroom Open concept living room and dining room Large kitchen Box garage Terrace Upon entering through the main door, you will find a staircase leading to the upp

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$594/night
50% ($273)Brixfox estimate($594/night)200% ($1092)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$33,443
Airbnb data$594/night · 30% occupancy
Rental income
$594/night · 30% occ.
$65,465
Running costs (20%)
Utilities, cleaning, maintenance
-$13,093
Income tax (10%)
Indonesian rental income tax
-$18,330
Property tax
Annual property tax
-$599
Net income
9.8% ROI
$33,443

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$342,391
IMT (transfer tax, investment schedule)$14,182
Imposto de Selo (stamp duty)$2,739
Notary & registration$1,359
Legal / due diligence$5,136
Total acquisition costs$23,415
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$398,633

Gross yield (asking)

19.1%

True gross yield (all-in)

16.4%

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.

$2.9M$2.1M$1.4M$715K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $315K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$383K
+22%
Rental Income
+$163K
Total Position
$547K
+74%
11.7%/yr
Year 10
Capital Value
$466K
+48%
Rental Income
+$353K
Total Position
$819K
+160%
10.0%/yr
Year 20
Capital Value
$690K
+119%
Rental Income
+$827K
Total Position
$1.5M
+382%
8.2%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$1.5M
Total Position
$2.5M
+689%
7.1%/yr

Location

Portimão

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.8% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$546 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
129 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.8% — outperforms most villas in this market
Premium nightly rate of $546 — 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 30% — 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

30% occ.
13.1%
$3,741/mo
current
40% occ.
17.5%
$5,005/mo
30% occ.
13.2%
$3,769/mo
current
40% occ.
17.6%
$5,033/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.