House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão
House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 2House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 3House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 4House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 5
Grade Bvillamid-range

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

Portimão · Western Algarve ·

€485,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €29,468/yr
Average Daily Rate: €228
Payback Period: 20.0 years
5-yr Capital Value: €637,283
10-yr Capital Value: €775,352
Brixfox Score: 58.9 / 100
Comparable Properties: 3
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€570,385

+17.6% 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 × 160 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,800
(€4,800–€12,800)
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)€570,385

Gross yield (asking price)

6.1%

True gross yield (all-in)

5.2%

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: 4
Bathrooms: 2
Building: 160 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

tiled patio with intricate patternsarched entrancewayrooftop terrace

Score Breakdown

ROI
15.47
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
4.77
Rental Demand
3.55
Payback Speed
1
STR Suitability
3

Description

We present this cozy 3+1 bedroom villa located in the quiet neighborhood of Chão das Donas, in Portimão. With 137 m² of floor area and 160.5 m² of gross area, set on a plot of 196 m², this house has been completely renovated and is ready to receive your family with comfort and style. Spread over two floors, it has thr

Location

📍 37.1583°N, 8.5566°W

· Portimão, Algarve, Portugal

View on Soluções Imobiliária →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

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

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

Grade B investment — short-term rental yields 4.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+9.1%
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
4.1%
$1,821/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
24.1 yr
Rental only

Property details

Year built: 1987
Energy: D
Condition: good

Description

We present this cozy 3+1 bedroom villa located in the quiet neighborhood of Chão das Donas, in Portimão. With 137 m² of floor area and 160.5 m² of gross area, set on a plot of 196 m², this house has been completely renovated and is ready to receive your family with comfort and style. Spread over two floors, it has thr

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$338/night
50% ($156)Brixfox estimate($338/night)200% ($622)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$21,856
Airbnb data$338/night · 35% occupancy
Rental income
$338/night · 35% occ.
$43,805
Running costs (20%)
Utilities, cleaning, maintenance
-$8,761
Income tax (10%)
Indonesian rental income tax
-$12,266
Property tax
Annual property tax
-$923
Net income
4.1% ROI
$21,856

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.		$9,565
($5,217–$13,913)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$617,810

Gross yield (asking)

8.3%

True gross yield (all-in)

7.1%

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.

$2.9M$2.2M$1.5M$727K$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 19: 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
$590K
+22%
Rental Income
+$107K
Total Position
$697K
+44%
7.5%/yr
Year 10
Capital Value
$718K
+48%
Rental Income
+$231K
Total Position
$948K
+96%
6.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$540K
Total Position
$1.6M
+231%
6.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$957K
Total Position
$2.5M
+422%
5.7%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.1% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$311 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 $311 — 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 4.1% 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.
4.7%
$2,084/mo
40% occ.
6.4%
$2,804/mo
35% occ.
5.6%
$2,478/mo
current
45% occ.
7.3%
$3,199/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.