Detached house in Beco da Sardinheira, 13, Vau, Portimão
Detached house in Beco da Sardinheira, 13, Vau, Portimão — image 2Detached house in Beco da Sardinheira, 13, Vau, Portimão — image 3Detached house in Beco da Sardinheira, 13, Vau, Portimão — image 4Detached house in Beco da Sardinheira, 13, Vau, Portimão — image 5
Grade B+villaluxury

Detached house in Beco da Sardinheira, 13, Vau, Portimão

Portimão · Western Algarve ·

€1.4M

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €98,514/yr
Average Daily Rate: €576
Payback Period: 16.7 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 68.6 / 100
Comparable Properties: 12
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+14.5% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€101,250
IS — Stamp duty (0.8%)€10,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,250
Total acquisition costs€133,550
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.4%

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: 4
Bathrooms: 5
Building: 477 m²
Land: 568 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2006
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar panelsmultiple terracesprivate poolsea view

Score Breakdown

ROI
17.01
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
9.59
Rental Demand
4.68
Payback Speed
2
STR Suitability
3

Description

Discover this beautiful 4-bedroom villa, perfectly positioned in a quiet and highly sought-after area, just a short 500-meter walk from the stunning Praia do Vau. Designed for comfort, privacy, and effortless indoor-outdoor living, this property is ideal as a family home, holiday retreat, or investment opportunity. Wi

Location

📍 37.1257°N, 8.5582°W

· Portimão, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Beco da Sardinheira, 13, Vau, Portimão

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
477 m²
Land Plot
568 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$332K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$6,119/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
20.0 yr
Rental only

Property details

Year built: 2006
Energy: A
Condition: excellent

Description

Discover this beautiful 4-bedroom villa, perfectly positioned in a quiet and highly sought-after area, just a short 500-meter walk from the stunning Praia do Vau. Designed for comfort, privacy, and effortless indoor-outdoor living, this property is ideal as a family home, holiday retreat, or investment opportunity. Wi

Income Breakdown

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Nightly Rate (ADR)
$855/night
50% ($393)Brixfox estimate($855/night)200% ($1574)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$73,427
Airbnb data$855/night · 47% occupancy
Rental income
$855/night · 47% occ.
$146,145
Running costs (20%)
Utilities, cleaning, maintenance
-$29,229
Income tax (10%)
Indonesian rental income tax
-$40,920
Property tax
Annual property tax
-$2,568
Net income
5.0% ROI
$73,427

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$1,467,391
IMT (transfer tax, investment schedule)$110,054
Imposto de Selo (stamp duty)$11,739
Notary & registration$1,359
Legal / due diligence$22,011
Total acquisition costs$145,163
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,677,935

Gross yield (asking)

10.0%

True gross yield (all-in)

8.7%

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.

$8.7M$6.5M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 16: 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
$1.6M
+22%
Rental Income
+$359K
Total Position
$2.0M
+48%
8.2%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$774K
Total Position
$2.8M
+105%
7.5%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$1.8M
Total Position
$4.8M
+254%
6.5%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$3.2M
Total Position
$7.6M
+462%
5.9%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.0% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$787 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
568 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $787 — positioned in the top tier
Generous 568 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
Occupancy at 47% — 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.
4.3%
$5,248/mo
40% occ.
5.8%
$7,069/mo
47% occ.
6.8%
$8,311/mo
current
57% occ.
8.3%
$10,132/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.