House in Portimão
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Grade B+villamid-range

House in Portimão

Portimão · Western Algarve ·

€460,000

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

10.8%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% 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: €57,084/yr
Average Daily Rate: €259
Payback Period: 9.8 years
5-yr Capital Value: €604,433
10-yr Capital Value: €735,385
Brixfox Score: 71.4 / 100
Comparable Properties: 15
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€528,660

+14.9% over asking

Asking price€460,000
IMT — Property transfer tax (investment schedule)€24,630
IS — Stamp duty (0.8%)€3,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,900
Total acquisition costs€36,460
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)€528,660

Gross yield (asking price)

12.4%

True gross yield (all-in)

10.8%

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: 3
Building: 128 m²
Land: 94 m²
Style: contemporary
Condition: excellent
Year Built: 1950
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

monochromatic exterior designintegrated garageopen-plan living with high ceilingsmodern black framed windows

Score Breakdown

ROI
23.54
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
2.48
Rental Demand
6.05
Payback Speed
4
STR Suitability
3

Description

Completely renovated 3-storey house with garage in the centre of Portimão. Comprising 3 floors, this house offers space and comfort within the city. On the ground floor there is an open kitchen, 2 bedrooms, shared bathroom and covered terrace. The 1st floor has a suite with private bathroom, walk-in closet and uncover

Location

📍 37.1401°N, 8.5396°W

· Portimão, Algarve, Portugal

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

House in Portimão

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
128 m²
Land Plot
94 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+13.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$113K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$3,613/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
11.5 yr
Rental only

Property details

Year built: 1950
Energy: F
Condition: excellent

Description

Completely renovated 3-storey house with garage in the centre of Portimão. Comprising 3 floors, this house offers space and comfort within the city. On the ground floor there is an open kitchen, 2 bedrooms, shared bathroom and covered terrace. The 1st floor has a suite with private bathroom, walk-in closet and uncover

Income Breakdown

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Nightly Rate (ADR)
$385/night
50% ($177)Brixfox estimate($385/night)200% ($709)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$43,358
Airbnb data$385/night · 61% occupancy
Rental income
$385/night · 61% occ.
$85,063
Running costs (20%)
Utilities, cleaning, maintenance
-$17,013
Income tax (10%)
Indonesian rental income tax
-$23,818
Property tax
Annual property tax
-$875
Net income
8.7% ROI
$43,358

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$500,000
IMT (transfer tax, investment schedule)$26,772
Imposto de Selo (stamp duty)$4,000
Notary & registration$1,359
Legal / due diligence$7,500
Total acquisition costs$39,630
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$572,457

Gross yield (asking)

17.0%

True gross yield (all-in)

14.9%

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.

$3.9M$2.9M$1.9M$975K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $460K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$560K
+22%
Rental Income
+$212K
Total Position
$771K
+68%
10.9%/yr
Year 10
Capital Value
$681K
+48%
Rental Income
+$457K
Total Position
$1.1M
+147%
9.5%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$1.1M
Total Position
$2.1M
+352%
7.8%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.9M
Total Position
$3.4M
+637%
6.9%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.7% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$354 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
94 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $354 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 94 m² — limited expansion potential

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

41% occ.
7.8%
$3,249/mo
51% occ.
9.8%
$4,069/mo
61% occ.
11.7%
$4,889/mo
current
71% occ.
13.7%
$5,709/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.