Detached house in Beco do Alecrim, 13, Vau, Portimão
Detached house in Beco do Alecrim, 13, Vau, Portimão — image 2Detached house in Beco do Alecrim, 13, Vau, Portimão — image 3Detached house in Beco do Alecrim, 13, Vau, Portimão — image 4Detached house in Beco do Alecrim, 13, Vau, Portimão — image 5
Grade Avillamid-range

Detached house in Beco do Alecrim, 13, Vau, Portimão

Portimão · Western Algarve ·

€780,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

10.9%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €98,874/yr
Average Daily Rate: €645
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 9.8 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 79.2 / 100
Comparable Properties: 7
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€905,840

+16.1% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation (est. €55/m² × 360 m²)
Light touch-ups — paint, fixtures, deep clean.		€19,800
(€10,800–€28,800)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€905,840

Gross yield (asking price)

12.7%

True gross yield (all-in)

10.9%

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: 4
Building: 360 m²
Land: 530 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tileswhite stucco exteriorbalconies with balustradesprivate swimming pool

Score Breakdown

ROI
23.48
Visual Appeal
12.2
Ownership Security
13
Location
9.36
Land & Space
9.96
Rental Demand
4.2
Payback Speed
4
STR Suitability
3

Description

Detached M4 villa located in Portimão, Vale França, located in a privileged and quiet area, since it is on a dead end street, and has a wide view to the countryside. At the entrance we have a spacious entrance hall and on the right side a spacious living room with fireplace, plenty of natural light and overlooking the

Location

📍 37.1268°N, 8.5517°W

· Portimão, Algarve, Portugal

View on Vista Plaza →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Beco do Alecrim, 13, Vau, Portimão

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
360 m²
Land Plot
530 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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%
+$192K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$6,102/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
11.6 yr
Rental only

Property details

Year built: 2003
Energy: E
Condition: good

Description

Detached M4 villa located in Portimão, Vale França, located in a privileged and quiet area, since it is on a dead end street, and has a wide view to the countryside. At the entrance we have a spacious entrance hall and on the right side a spacious living room with fireplace, plenty of natural light and overlooking the

Income Breakdown

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Nightly Rate (ADR)
$936/night
50% ($431)Brixfox estimate($936/night)200% ($1723)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$73,220
Airbnb data$936/night · 42% occupancy
Rental income
$936/night · 42% occ.
$143,661
Running costs (20%)
Utilities, cleaning, maintenance
-$28,732
Income tax (10%)
Indonesian rental income tax
-$40,225
Property tax
Annual property tax
-$1,484
Net income
8.6% ROI
$73,220

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$847,826
IMT (transfer tax, investment schedule)$50,870
Imposto de Selo (stamp duty)$6,783
Notary & registration$1,359
Legal / due diligence$12,717
Total acquisition costs$71,728
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$21,522
($11,739–$31,304)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$982,435

Gross yield (asking)

16.9%

True gross yield (all-in)

14.6%

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.

$6.6M$4.9M$3.3M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $780K
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
$949K
+22%
Rental Income
+$358K
Total Position
$1.3M
+68%
10.9%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$772K
Total Position
$1.9M
+147%
9.5%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.8M
Total Position
$3.5M
+351%
7.8%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$3.2M
Total Position
$5.7M
+635%
6.9%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$862 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
530 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $862 — positioned in the top tier
Generous 530 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — 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.
8.3%
$5,858/mo
40% occ.
11.1%
$7,852/mo
42% occ.
11.7%
$8,257/mo
current
52% occ.
14.5%
$10,250/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.