Detached house in Rua 25 de Abril, Figueira, Mexilhoeira Grande
Detached house in Rua 25 de Abril, Figueira, Mexilhoeira Grande — image 2Detached house in Rua 25 de Abril, Figueira, Mexilhoeira Grande — image 3Detached house in Rua 25 de Abril, Figueira, Mexilhoeira Grande — image 4Detached house in Rua 25 de Abril, Figueira, Mexilhoeira Grande — image 5
Grade B+villabudget

Detached house in Rua 25 de Abril, Figueira, Mexilhoeira Grande

Portimão · Western Algarve ·

€285,000

Asking Price (EUR)

8.0%

True Net Yield (Owner, all-in)

5.5%

True Net Yield (Managed, all-in)

12.3%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% 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: €46,966/yr
Average Daily Rate: €290
Payback Period: 7.4 years
5-yr Capital Value: €374,486
10-yr Capital Value: €455,619
Brixfox Score: 73.5 / 100
Comparable Properties: 7
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€381,752

+33.9% over asking

Asking price€285,000
IMT — Property transfer tax (investment schedule)€10,947
IS — Stamp duty (0.8%)€2,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,275
Total acquisition costs€18,752
Renovation (est. €900/m² × 62 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€55,800
(€43,400–€68,200)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€381,752

Gross yield (asking price)

16.5%

True gross yield (all-in)

12.3%

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: 3
Bathrooms: 1
Building: 62 m²
Land: 125 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.69
Rental Demand
4.44
Payback Speed
5
STR Suitability
3

Description

House with excellent potential, located near the EN125. Possibility to renovate or expand the existing area - ideal for investment or personalised housing. Currently undergoing PIP (Prior Information Request) verification for alteration project. Comprising 2 bedrooms, living room, kitchen, attic and two terraces (roof

Location

📍 37.1654°N, 8.6036°W

· Portimão, Algarve, Portugal

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

Detached house in Rua 25 de Abril, Figueira, Mexilhoeira Grande

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
62 m²
Land Plot
125 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 11.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+16.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$70K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$2,958/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

House with excellent potential, located near the EN125. Possibility to renovate or expand the existing area - ideal for investment or personalised housing. Currently undergoing PIP (Prior Information Request) verification for alteration project. Comprising 2 bedrooms, living room, kitchen, attic and two terraces (roof

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$427/night
50% ($197)Brixfox estimate($427/night)200% ($786)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$35,501
Airbnb data$427/night · 44% occupancy
Rental income
$427/night · 44% occ.
$69,313
Running costs (20%)
Utilities, cleaning, maintenance
-$13,863
Income tax (10%)
Indonesian rental income tax
-$19,408
Property tax
Annual property tax
-$542
Net income
11.5% ROI
$35,501

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$309,783
IMT (transfer tax, investment schedule)$11,899
Imposto de Selo (stamp duty)$2,478
Notary & registration$1,359
Legal / due diligence$4,647
Total acquisition costs$20,383
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$60,652
($47,174–$74,130)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$412,774

Gross yield (asking)

22.4%

True gross yield (all-in)

16.8%

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.

$2.8M$2.1M$1.4M$712K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $285K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$347K
+22%
Rental Income
+$173K
Total Position
$520K
+83%
12.8%/yr
Year 10
Capital Value
$422K
+48%
Rental Income
+$374K
Total Position
$796K
+179%
10.8%/yr
Year 20
Capital Value
$624K
+119%
Rental Income
+$878K
Total Position
$1.5M
+427%
8.7%/yr
Year 30
Capital Value
$924K
+224%
Rental Income
+$1.6M
Total Position
$2.5M
+770%
7.5%/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
11.5% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$393 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
125 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.5% — outperforms most villas in this market
Premium nightly rate of $393 — 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.
10.4%
$2,685/mo
40% occ.
13.9%
$3,595/mo
44% occ.
15.5%
$3,998/mo
current
54% occ.
19.0%
$4,908/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.