Detached house in Rua Dom Carlos I, 45, Zona Ribeirinha, Portimão Cidade, Portimão
Detached house in Rua Dom Carlos I, 45, Zona Ribeirinha, Portimão Cidade, Portimão — image 2Detached house in Rua Dom Carlos I, 45, Zona Ribeirinha, Portimão Cidade, Portimão — image 3Detached house in Rua Dom Carlos I, 45, Zona Ribeirinha, Portimão Cidade, Portimão — image 4Detached house in Rua Dom Carlos I, 45, Zona Ribeirinha, Portimão Cidade, Portimão — image 5
Grade B+villamid-range

Detached house in Rua Dom Carlos I, 45, Zona Ribeirinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€725,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 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: €74,552/yr
Average Daily Rate: €467
Payback Period: 11.9 years
5-yr Capital Value: €952,639
10-yr Capital Value: €1.2M
Brixfox Score: 70.4 / 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.

€1.1M

+50.6% over asking

Asking price€725,000
IMT — Property transfer tax (investment schedule)€43,500
IS — Stamp duty (0.8%)€5,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,875
Total acquisition costs€61,425
Renovation (est. €350/m² × 765 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€267,750
(€191,250–€344,250)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

10.3%

True gross yield (all-in)

6.8%

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: 4
Bathrooms: 3
Building: 765 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone garden pathtraditional Portuguese facademarble staircase

Score Breakdown

ROI
20.69
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.37
Payback Speed
4
STR Suitability
3

Description

4 bedroom villa remodeled in the city center of Portimão. Property composed on the main floor by large living room, dining room, equipped kitchen, 4 bedrooms and 2 bathrooms. On the ground floor we have a huge garage with storage and bathroom, plus an area that can be used as laundry. On this floor you can also enjo

Location

📍 37.1343°N, 8.5370°W

· Portimão, Algarve, Portugal

View on K&T Mediação Imobiliária Lda →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua Dom Carlos I, 45, Zona Ribeirinha, Portimão Cidade, Portimão

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
765 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$178K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$4,642/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.1 yr
Rental only

Property details

Energy: C
Condition: fair

Description

4 bedroom villa remodeled in the city center of Portimão. Property composed on the main floor by large living room, dining room, equipped kitchen, 4 bedrooms and 2 bathrooms. On the ground floor we have a huge garage with storage and bathroom, plus an area that can be used as laundry. On this floor you can also enjo

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$688/night
50% ($316)Brixfox estimate($688/night)200% ($1266)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$55,703
Airbnb data$688/night · 44% occupancy
Rental income
$688/night · 44% occ.
$109,773
Running costs (20%)
Utilities, cleaning, maintenance
-$21,955
Income tax (10%)
Indonesian rental income tax
-$30,736
Property tax
Annual property tax
-$1,379
Net income
7.1% ROI
$55,703

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$788,043
IMT (transfer tax, investment schedule)$47,283
Imposto de Selo (stamp duty)$6,304
Notary & registration$1,359
Legal / due diligence$11,821
Total acquisition costs$66,766
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$291,033
($207,880–$374,185)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,184,484

Gross yield (asking)

13.9%

True gross yield (all-in)

9.3%

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.

$5.5M$4.1M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $725K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$882K
+22%
Rental Income
+$272K
Total Position
$1.2M
+59%
9.7%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$587K
Total Position
$1.7M
+129%
8.6%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.4M
Total Position
$3.0M
+309%
7.3%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.4M
Total Position
$4.8M
+561%
6.5%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$633 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $633 — 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 44% — 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.
6.5%
$4,279/mo
40% occ.
8.7%
$5,744/mo
44% occ.
9.6%
$6,288/mo
current
54% occ.
11.8%
$7,753/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.