House in Rua Viscondessa de Alvor, Nn, Portimão
House in Rua Viscondessa de Alvor, Nn, Portimão — image 2House in Rua Viscondessa de Alvor, Nn, Portimão — image 3House in Rua Viscondessa de Alvor, Nn, Portimão — image 4House in Rua Viscondessa de Alvor, Nn, Portimão — image 5
Grade C+villabudget

House in Rua Viscondessa de Alvor, Nn, Portimão

Portimão · Western Algarve ·

€218,000

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

47%

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: €7,778/yr
Average Daily Rate: €45
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 34.8 years
5-yr Capital Value: €286,449
10-yr Capital Value: €348,509
Brixfox Score: 47 / 100
Comparable Properties: 56
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€300,021

+37.6% over asking

Asking price€218,000
IMT — Property transfer tax (investment schedule)€6,257
IS — Stamp duty (0.8%)€1,744
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,270
Total acquisition costs€12,521
Renovation (est. €900/m² × 60 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€54,000
(€42,000–€66,000)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€300,021

Gross yield (asking price)

3.6%

True gross yield (all-in)

2.6%

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: 1
Bathrooms: 2
Building: 60 m²
Style: dated
Condition: needs-renovation
Year Built: 1971
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.08
Visual Appeal
3.6
Ownership Security
13
Location
8.4
Land & Space
3.2
Rental Demand
4.69
Payback Speed
0
STR Suitability
3

Description

Pt.

Location

📍 37.1422°N, 8.5397°W

· Portimão, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Rua Viscondessa de Alvor, Nn, Portimão

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

Grade C+ investment — short-term rental yields 2.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$54K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.3%
$455/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
43.4 yr
Rental only

Property details

Year built: 1971
Energy: D
Condition: needs-renovation

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$66/night
50% ($30)Brixfox estimate($66/night)200% ($122)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$5,464
Airbnb data$66/night · 47% occupancy
Rental income
$66/night · 47% occ.
$11,304
Running costs (20%)
Utilities, cleaning, maintenance
-$2,261
Income tax (10%)
Indonesian rental income tax
-$3,165
Property tax
Annual property tax
-$415
Net income
2.3% ROI
$5,464

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$236,957
IMT (transfer tax, investment schedule)$6,801
Imposto de Selo (stamp duty)$1,896
Notary & registration$1,359
Legal / due diligence$3,554
Total acquisition costs$13,610
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$58,696
($45,652–$71,739)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$323,936

Gross yield (asking)

4.8%

True gross yield (all-in)

3.5%

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.

$1.1M$816K$544K$272K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $218K
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 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$265K
+22%
Rental Income
+$27K
Total Position
$292K
+34%
6.0%/yr
Year 10
Capital Value
$323K
+48%
Rental Income
+$58K
Total Position
$380K
+74%
5.7%/yr
Year 20
Capital Value
$478K
+119%
Rental Income
+$135K
Total Position
$613K
+181%
5.3%/yr
Year 30
Capital Value
$707K
+224%
Rental Income
+$239K
Total Position
$946K
+334%
5.0%/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
Weak
2.3% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Weak
$61 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% is below 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.
2.0%
$387/mo
40% occ.
2.7%
$528/mo
47% occ.
3.2%
$625/mo
current
57% occ.
3.9%
$766/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.