Detached house in Centro da Vila, Mexilhoeira Grande
Detached house in Centro da Vila, Mexilhoeira Grande — image 2Detached house in Centro da Vila, Mexilhoeira Grande — image 3Detached house in Centro da Vila, Mexilhoeira Grande — image 4Detached house in Centro da Vila, Mexilhoeira Grande — image 5
Grade Bvillamid-range

Detached house in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€800,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

26%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €52,167/yr
Average Daily Rate: €548
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 19.2 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 64.2 / 100
Comparable Properties: 4
Data Confidence: 54%
Search Radius: 4 km

True Investment Cost

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

€905,200

+13.2% over asking

Asking price€800,000
IMT — Property transfer tax (investment schedule)€48,000
IS — Stamp duty (0.8%)€6,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,000
Total acquisition costs€67,650
Renovation€0 — move-in ready
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)€905,200

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.8%

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: 4
Building: 190 m²
Land: 251 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern grey and white facadeslatted balcony roof for shadestone and metal fence

Score Breakdown

ROI
15.81
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5.78
Rental Demand
2.61
Payback Speed
2
STR Suitability
3

Description

Elegant luxury villa with sea view, three bedrooms with en-suite bathrooms, kitchen equipped with central island and spacious garage. Serene environment, close to services and regional beaches. Features: Contemporary construction with premium finishes and attention to detail. Underfloor heating, full thermal insulation

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Mimosaproperties →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Centro da Vila, Mexilhoeira Grande

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
190 m²
Land Plot
251 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+9.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$197K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$3,139/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.1 yr
Rental only

Property details

Year built: 2025
Energy: A+
Condition: new-build

Description

Elegant luxury villa with sea view, three bedrooms with en-suite bathrooms, kitchen equipped with central island and spacious garage. Serene environment, close to services and regional beaches. Features: Contemporary construction with premium finishes and attention to detail. Underfloor heating, full thermal insulation

Income Breakdown

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Nightly Rate (ADR)
$792/night
50% ($365)Brixfox estimate($792/night)200% ($1458)
Occupancy
26%
10%Brixfox estimate(26%)100%

Short-Term Rental

Yearly income
$37,665
Airbnb data$792/night · 26% occupancy
Rental income
$792/night · 26% occ.
$75,359
Running costs (20%)
Utilities, cleaning, maintenance
-$15,072
Income tax (10%)
Indonesian rental income tax
-$21,100
Property tax
Annual property tax
-$1,522
Net income
4.3% ROI
$37,665

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$869,565
IMT (transfer tax, investment schedule)$52,174
Imposto de Selo (stamp duty)$6,957
Notary & registration$1,359
Legal / due diligence$13,043
Total acquisition costs$73,533
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$981,739

Gross yield (asking)

8.7%

True gross yield (all-in)

7.7%

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.

$4.9M$3.7M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $800K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$973K
+22%
Rental Income
+$184K
Total Position
$1.2M
+45%
7.7%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$397K
Total Position
$1.6M
+98%
7.1%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$931K
Total Position
$2.7M
+235%
6.2%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.6M
Total Position
$4.2M
+430%
5.7%/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
Average
4.3% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Strong
$729 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
251 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $729 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% is near 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.
6.8%
$4,935/mo
40% occ.
9.1%
$6,622/mo
26% occ.
5.9%
$4,270/mo
current
36% occ.
8.2%
$5,957/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.