Detached house in Beco Raúl de Alvor, Centro, Alvor
Detached house in Beco Raúl de Alvor, Centro, Alvor — image 2Detached house in Beco Raúl de Alvor, Centro, Alvor — image 3Detached house in Beco Raúl de Alvor, Centro, Alvor — image 4Detached house in Beco Raúl de Alvor, Centro, Alvor — image 5
Grade Bvillaluxury

Detached house in Beco Raúl de Alvor, Centro, Alvor

Portimão · Western Algarve ·

€8M

Asking Price (EUR)

0.3%

True Net Yield (Owner, all-in)

0.2%

True Net Yield (Managed, all-in)

0.5%

True Gross Yield

26%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 14% 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: €46,205/yr
Average Daily Rate: €484
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 213.2 years
5-yr Capital Value: €10.5M
10-yr Capital Value: €12.8M
Brixfox Score: 60.9 / 100
Comparable Properties: 4
Data Confidence: 61%
Search Radius: 10 km

True Investment Cost

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

€8.9M

+10.9% over asking

Asking price€8M
IMT — Property transfer tax (investment schedule)€600,000
IS — Stamp duty (0.8%)€64,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€120,000
Total acquisition costs€785,250
Renovation€0 — move-in ready
Furnishing & STR launch (7bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€88,700
All-in investment (incl. renovation & furnishing)€8.9M

Gross yield (asking price)

0.6%

True gross yield (all-in)

0.5%

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: 7
Bathrooms: 7
Building: 591 m²
Land: 8324 m²
Style: contemporary
Condition: excellent
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolexpansive glass sliding doorsmodern open-plan livingpanoramic views

Score Breakdown

ROI
7.68
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.61
Payback Speed
0
STR Suitability
3

Description

We present an extraordinary luxury villa featuring a total of 7 bedrooms and 7 bathrooms, including 5 suites, set on a magnificent 8324 m2 plot with mature trees, a tennis court and absolutely stunning sea views. Located just a few minutes' walk from the centre of Alvor and only 10 minutes from the beaches, this prope

Location

📍 37.1287°N, 8.5901°W

· Portimão, Algarve, Portugal

View on Villas Key →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Beco Raúl de Alvor, Centro, Alvor

Inventory
7 Beds
Bathrooms
7 Baths
Built Area
591 m²
Land Plot
8324 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+5.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$2.0M in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.2%
$1,668/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: C
Condition: excellent

Description

We present an extraordinary luxury villa featuring a total of 7 bedrooms and 7 bathrooms, including 5 suites, set on a magnificent 8324 m2 plot with mature trees, a tennis court and absolutely stunning sea views. Located just a few minutes' walk from the centre of Alvor and only 10 minutes from the beaches, this prope

Income Breakdown

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Nightly Rate (ADR)
$710/night
50% ($327)Brixfox estimate($710/night)200% ($1307)
Occupancy
26%
10%Brixfox estimate(26%)100%

Short-Term Rental

Yearly income
$20,019
Airbnb data$710/night · 26% occupancy
Rental income
$710/night · 26% occ.
$67,763
Running costs (20%)
Utilities, cleaning, maintenance
-$13,553
Income tax (10%)
Indonesian rental income tax
-$18,974
Property tax
Annual property tax
-$15,217
Net income
0.2% ROI
$20,019

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$8,695,652
IMT (transfer tax, investment schedule)$652,174
Imposto de Selo (stamp duty)$69,565
Notary & registration$1,359
Legal / due diligence$130,435
Total acquisition costs$853,533
RenovationMove-in ready
Furnishing & STR launch
7bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$94,239
All-in investment$9,643,424

Gross yield (asking)

0.8%

True gross yield (all-in)

0.7%

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.

$32.2M$24.2M$16.1M$8.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $8.0M
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.
2x return
Year 18: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$9.7M
+22%
Rental Income
+$98K
Total Position
$9.8M
+23%
4.2%/yr
Year 10
Capital Value
$11.8M
+48%
Rental Income
+$211K
Total Position
$12.1M
+51%
4.2%/yr
Year 20
Capital Value
$17.5M
+119%
Rental Income
+$495K
Total Position
$18.0M
+125%
4.1%/yr
Year 30
Capital Value
$25.9M
+224%
Rental Income
+$876K
Total Position
$26.8M
+235%
4.1%/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
0.2% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Strong
$654 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
8324 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $654 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 8324 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.2% 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.
0.5%
$3,269/mo
40% occ.
0.7%
$4,781/mo
26% occ.
0.4%
$2,685/mo
current
36% occ.
0.6%
$4,198/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.