Semi-detached house in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão
Semi-detached house in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 2Semi-detached house in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 3Semi-detached house in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 4Semi-detached house in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 5
Grade B+villamid-range

Semi-detached house in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve ·

€485,000

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.5%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €47,811/yr
Average Daily Rate: €324
Payback Period: 12.7 years
5-yr Capital Value: €637,283
10-yr Capital Value: €775,352
Brixfox Score: 67.9 / 100
Comparable Properties: 8
Data Confidence: 61%
Search Radius: 3 km

True Investment Cost

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

€565,090

+16.5% over asking

Asking price€485,000
IMT — Property transfer tax (investment schedule)€26,630
IS — Stamp duty (0.8%)€3,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,275
Total acquisition costs€39,035
Renovation (est. €55/m² × 161 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,855
(€4,830–€12,880)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€565,090

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.5%

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: 3
Bathrooms: 2
Building: 161 m²
Land: 196 m²
Style: portuguese-traditional
Condition: good
Year Built: 1987
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled accentsfireplaceoutdoor patio

Score Breakdown

ROI
19.95
Visual Appeal
10.8
Ownership Security
13
Location
9.36
Land & Space
4.76
Rental Demand
4.04
Payback Speed
3
STR Suitability
3

Description

Discover this charming 3+1 bedroom villa located in the quiet neighbourhood of Chão das Donas, in Portimão. With a usable area of 137 m² and a gross area of 160.5 m², on a plot of 196 m², this renovated house is in excellent condition and ready to move into. The property offers 3 bedrooms (one on the ground floor), an

Location

📍 37.1599°N, 8.5575°W

· Portimão, Algarve, Portugal

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

Semi-detached house in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
161 m²
Land Plot
196 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$119K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$2,923/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.0 yr
Rental only

Property details

Year built: 1987
Energy: D
Condition: good

Description

Discover this charming 3+1 bedroom villa located in the quiet neighbourhood of Chão das Donas, in Portimão. With a usable area of 137 m² and a gross area of 160.5 m², on a plot of 196 m², this renovated house is in excellent condition and ready to move into. The property offers 3 bedrooms (one on the ground floor), an

Income Breakdown

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Nightly Rate (ADR)
$470/night
50% ($216)Brixfox estimate($470/night)200% ($864)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$35,072
Airbnb data$470/night · 40% occupancy
Rental income
$470/night · 40% occ.
$69,220
Running costs (20%)
Utilities, cleaning, maintenance
-$13,844
Income tax (10%)
Indonesian rental income tax
-$19,381
Property tax
Annual property tax
-$923
Net income
6.7% ROI
$35,072

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$527,174
IMT (transfer tax, investment schedule)$28,946
Imposto de Selo (stamp duty)$4,217
Notary & registration$1,359
Legal / due diligence$7,908
Total acquisition costs$42,429
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,625
($5,250–$14,000)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$612,054

Gross yield (asking)

13.1%

True gross yield (all-in)

11.3%

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.

$3.6M$2.7M$1.8M$894K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $485K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$590K
+22%
Rental Income
+$171K
Total Position
$761K
+57%
9.4%/yr
Year 10
Capital Value
$718K
+48%
Rental Income
+$370K
Total Position
$1.1M
+124%
8.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$867K
Total Position
$1.9M
+298%
7.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.5M
Total Position
$3.1M
+541%
6.4%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$432 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
196 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $432 — 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 40% — 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.
6.7%
$2,924/mo
40% occ.
8.9%
$3,924/mo
current
40% occ.
9.0%
$3,961/mo
current
50% occ.
11.3%
$4,962/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.