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 B+villamid-range

Detached house in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€795,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €53,783/yr
Average Daily Rate: €390
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 18.3 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 66.4 / 100
Comparable Properties: 4
Data Confidence: 59%
Search Radius: 3 km

True Investment Cost

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

€894,435

+12.5% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation€0 — move-in ready
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)€894,435

Gross yield (asking price)

6.8%

True gross yield (all-in)

6.0%

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: 4
Building: 220 m²
Land: 292 m²
Style: modern
Condition: excellent
Year Built: 2024
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated fireplacelarge sliding glass doorsopen-plan livingglass staircase railing

Score Breakdown

ROI
16.21
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
6.44
Rental Demand
3.78
Payback Speed
2
STR Suitability
3

Description

Offer of the Deed of Purchase and Sale* Discover this 3 bedroom villa of contemporary design, presented by Viver nas Ondas, which combines luxury, comfort and privileged location. With 292 m² of gross private area and 193 m² of construction, this residence is ideal for families or investors who value quality of life an

Location

📍 37.1592°N, 8.6125°W

· Portimão, Algarve, Portugal

View on Viver nas Ondas - Mediação Imobiliária →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Centro da Vila, Mexilhoeira Grande

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
220 m²
Land Plot
292 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$196K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$3,283/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
21.9 yr
Rental only

Property details

Year built: 2024
Energy: A
Condition: excellent

Description

Offer of the Deed of Purchase and Sale* Discover this 3 bedroom villa of contemporary design, presented by Viver nas Ondas, which combines luxury, comfort and privileged location. With 292 m² of gross private area and 193 m² of construction, this residence is ideal for families or investors who value quality of life an

Income Breakdown

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Nightly Rate (ADR)
$570/night
50% ($262)Brixfox estimate($570/night)200% ($1050)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$39,399
Airbnb data$570/night · 38% occupancy
Rental income
$570/night · 38% occ.
$78,675
Running costs (20%)
Utilities, cleaning, maintenance
-$15,735
Income tax (10%)
Indonesian rental income tax
-$22,029
Property tax
Annual property tax
-$1,512
Net income
4.6% ROI
$39,399

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$970,038

Gross yield (asking)

9.1%

True gross yield (all-in)

8.1%

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.

$4.9M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$192K
Total Position
$1.2M
+46%
7.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$416K
Total Position
$1.6M
+100%
7.2%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$974K
Total Position
$2.7M
+242%
6.3%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.7M
Total Position
$4.3M
+441%
5.8%/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
4.6% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$525 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
292 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $525 — 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 4.6% 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.
4.9%
$3,517/mo
40% occ.
6.6%
$4,732/mo
38% occ.
6.2%
$4,464/mo
current
48% occ.
7.9%
$5,678/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.