House in Monte Canelas, Mexilhoeira Grande
House in Monte Canelas, Mexilhoeira Grande — image 2House in Monte Canelas, Mexilhoeira Grande — image 3House in Monte Canelas, Mexilhoeira Grande — image 4House in Monte Canelas, Mexilhoeira Grande — image 5
Grade Avillamid-range

House in Monte Canelas, Mexilhoeira Grande

Portimão · Western Algarve ·

€1.2M

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

9.5%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €130,684/yr
Average Daily Rate: €540
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 9.7 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 84.5 / 100
Comparable Properties: 4
Data Confidence: 65%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+14.2% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €55/m² × 316 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,380
(€9,480–€25,280)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

10.9%

True gross yield (all-in)

9.5%

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: 316 m²
Land: 2140 m²
Style: portuguese-traditional
Condition: good
Year Built: 2001
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar panelslarge private gardenelevated position with views

Score Breakdown

ROI
23.63
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
7.7
Payback Speed
4
STR Suitability
3

Description

This exceptional villa is located in a quiet, established residential area near Alcalar and harmoniously combines privacy, a close connection to nature, and modern living comfort. Nestled in a protected nature reserve and surrounded by only a few neighboring houses, you enjoy a rare combination of absolute tranquility

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Engel & Völkers Portim​ão →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Monte Canelas, Mexilhoeira Grande

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
316 m²
Land Plot
2140 m²
Tenure
Freehold
Yield Curve Status

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

Go to Source via Idealista.pt

The Investment

Brixfox Score85
GradeA
Brixfox Intelligence
85AExcellent
Score Breakdown
ROI & Yield94%
Capital Growth89%
Risk Profile86%
Market Demand85%

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.

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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%
+$295K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$9,481/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: 2001
Energy: A
Condition: good

Description

This exceptional villa is located in a quiet, established residential area near Alcalar and harmoniously combines privacy, a close connection to nature, and modern living comfort. Nestled in a protected nature reserve and surrounded by only a few neighboring houses, you enjoy a rare combination of absolute tranquility

Income Breakdown

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Nightly Rate (ADR)
$794/night
50% ($365)Brixfox estimate($794/night)200% ($1462)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$113,776
Airbnb data$794/night · 77% occupancy
Rental income
$794/night · 77% occ.
$223,190
Running costs (20%)
Utilities, cleaning, maintenance
-$44,638
Income tax (10%)
Indonesian rental income tax
-$62,493
Property tax
Annual property tax
-$2,283
Net income
8.7% ROI
$113,776

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$18,891
($10,304–$27,478)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,487,967

Gross yield (asking)

17.1%

True gross yield (all-in)

15.0%

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.

$10.2M$7.7M$5.1M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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
$1.5M
+22%
Rental Income
+$556K
Total Position
$2.0M
+68%
10.9%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$1.2M
Total Position
$3.0M
+148%
9.5%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$2.8M
Total Position
$5.4M
+353%
7.9%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$5.0M
Total Position
$8.9M
+639%
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
Strong
77% average occupancy
Nightly Rate
Strong
$731 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
2140 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
Strong occupancy at 77% — consistent booking demand
Premium nightly rate of $731 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

57% occ.
8.7%
$9,447/mo
67% occ.
10.2%
$11,138/mo
77% occ.
11.8%
$12,829/mo
current
87% occ.
13.4%
$14,520/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.