Detached house in Rua da Laranjeira, 1, Pontalgar, Mexilhoeira Grande
Detached house in Rua da Laranjeira, 1, Pontalgar, Mexilhoeira Grande — image 2Detached house in Rua da Laranjeira, 1, Pontalgar, Mexilhoeira Grande — image 3Detached house in Rua da Laranjeira, 1, Pontalgar, Mexilhoeira Grande — image 4Detached house in Rua da Laranjeira, 1, Pontalgar, Mexilhoeira Grande — image 5
Grade Avillaluxury

Detached house in Rua da Laranjeira, 1, Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€765,000

Asking Price (EUR)

7.2%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

11.1%

True Gross Yield

43%

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: €98,950/yr
Average Daily Rate: €637
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 9.6 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 76.7 / 100
Comparable Properties: 6
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€891,895

+16.6% over asking

Asking price€765,000
IMT — Property transfer tax (investment schedule)€45,900
IS — Stamp duty (0.8%)€6,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,475
Total acquisition costs€64,745
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€891,895

Gross yield (asking price)

12.9%

True gross yield (all-in)

11.1%

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: 5
Building: 200 m²
Land: 268 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large glass facadesinfinity pool (render)terraced landscaping

Score Breakdown

ROI
23.82
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
6.07
Rental Demand
4.25
Payback Speed
4
STR Suitability
3

Description

Contemporary T4 Villa Under Construction in Pontalgar, Mexilhoeira Grande for Sale – Portimão Positioned in the peaceful enclave of Pontalgar, Mexilhoeira Grande, this modern 4-bedroom villa is currently under construction. It offers a combination of architectural clarity, scenic countryside and sea views, as well as

Location

📍 37.1565°N, 8.6252°W

· Portimão, Algarve, Portugal

View on LiveAlgarve Realty →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua da Laranjeira, 1, Pontalgar, Mexilhoeira Grande

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
200 m²
Land Plot
268 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+13.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$188K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$6,115/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
11.3 yr
Rental only

Property details

Year built: 2026
Energy: A
Condition: new-build

Description

Contemporary T4 Villa Under Construction in Pontalgar, Mexilhoeira Grande for Sale – Portimão Positioned in the peaceful enclave of Pontalgar, Mexilhoeira Grande, this modern 4-bedroom villa is currently under construction. It offers a combination of architectural clarity, scenic countryside and sea views, as well as

Income Breakdown

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Nightly Rate (ADR)
$927/night
50% ($426)Brixfox estimate($927/night)200% ($1706)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$73,375
Airbnb data$927/night · 43% occupancy
Rental income
$927/night · 43% occ.
$143,903
Running costs (20%)
Utilities, cleaning, maintenance
-$28,781
Income tax (10%)
Indonesian rental income tax
-$40,293
Property tax
Annual property tax
-$1,455
Net income
8.8% ROI
$73,375

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$831,522
IMT (transfer tax, investment schedule)$49,891
Imposto de Selo (stamp duty)$6,652
Notary & registration$1,359
Legal / due diligence$12,473
Total acquisition costs$70,375
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$967,277

Gross yield (asking)

17.3%

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.

$6.5M$4.9M$3.3M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $765K
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 10: 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
$931K
+22%
Rental Income
+$358K
Total Position
$1.3M
+69%
11.0%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$774K
Total Position
$1.9M
+149%
9.6%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.8M
Total Position
$3.5M
+356%
7.9%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$3.2M
Total Position
$5.7M
+644%
6.9%/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
Strong
8.8% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$853 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
268 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $853 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — 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.
8.4%
$5,800/mo
40% occ.
11.2%
$7,774/mo
43% occ.
11.9%
$8,273/mo
current
53% occ.
14.8%
$10,247/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.