Detached house in Rua Manuel José de Alvor, 39, Portimão
Detached house in Rua Manuel José de Alvor, 39, Portimão — image 2Detached house in Rua Manuel José de Alvor, 39, Portimão — image 3Detached house in Rua Manuel José de Alvor, 39, Portimão — image 4Detached house in Rua Manuel José de Alvor, 39, Portimão — image 5
Grade Bvillabudget

Detached house in Rua Manuel José de Alvor, 39, Portimão

Portimão · Western Algarve ·

€110,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 15% 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: €11,739/yr
Average Daily Rate: €69
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 11.6 years
5-yr Capital Value: €144,538
10-yr Capital Value: €175,853
Brixfox Score: 62.9 / 100
Comparable Properties: 83
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€162,861

+48.1% over asking

Asking price€110,000
IMT — Property transfer tax (investment schedule)€1,181
IS — Stamp duty (0.8%)€880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,650
Total acquisition costs€4,961
Renovation (est. €900/m² × 36 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€32,400
(€25,200–€39,600)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€162,861

Gross yield (asking price)

10.7%

True gross yield (all-in)

7.2%

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: 1
Building: 36 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1952
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
21.07
Visual Appeal
6
Ownership Security
13
Location
8.4
Land & Space
2.72
Rental Demand
4.69
Payback Speed
4
STR Suitability
3

Description

House Renovate, Portimão Historical Centre (ARU), Portimão  This villa is located in the historical centre of Portimão, in a multifamily housing area. It has easy access, both automobile and pedestrian. It is inserted in an Urban Rehabilitation Area (ARU), and can take advantage of the tax benefits that exist for thi

Location

📍 37.1387°N, 8.5387°W

· Portimão, Algarve, Portugal

View on VAL HALA - Portimão Office →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua Manuel José de Alvor, 39, Portimão

Inventory
1 Beds
Bathrooms
0 Baths
Built Area
36 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 7.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$27K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$726/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
13.7 yr
Rental only

Property details

Year built: 1952
Energy: Exempt
Condition: needs-renovation

Description

House Renovate, Portimão Historical Centre (ARU), Portimão  This villa is located in the historical centre of Portimão, in a multifamily housing area. It has easy access, both automobile and pedestrian. It is inserted in an Urban Rehabilitation Area (ARU), and can take advantage of the tax benefits that exist for thi

Income Breakdown

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Nightly Rate (ADR)
$100/night
50% ($46)Brixfox estimate($100/night)200% ($185)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$8,713
Airbnb data$100/night · 47% occupancy
Rental income
$100/night · 47% occ.
$17,159
Running costs (20%)
Utilities, cleaning, maintenance
-$3,432
Income tax (10%)
Indonesian rental income tax
-$4,804
Property tax
Annual property tax
-$209
Net income
7.3% ROI
$8,713

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$119,565
IMT (transfer tax, investment schedule)$1,284
Imposto de Selo (stamp duty)$957
Notary & registration$1,359
Legal / due diligence$1,793
Total acquisition costs$5,392
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$35,217
($27,391–$43,043)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$174,849

Gross yield (asking)

14.4%

True gross yield (all-in)

9.8%

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.

$849K$637K$424K$212K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $110K
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 12: 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
$134K
+22%
Rental Income
+$43K
Total Position
$176K
+60%
9.9%/yr
Year 10
Capital Value
$163K
+48%
Rental Income
+$92K
Total Position
$255K
+132%
8.8%/yr
Year 20
Capital Value
$241K
+119%
Rental Income
+$215K
Total Position
$456K
+315%
7.4%/yr
Year 30
Capital Value
$357K
+224%
Rental Income
+$381K
Total Position
$738K
+571%
6.6%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.3% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Average
$92 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
6.3%
$623/mo
40% occ.
8.4%
$837/mo
47% occ.
9.9%
$984/mo
current
57% occ.
12.0%
$1,197/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.