Detached house in Portimão, Portimão
Detached house in Portimão, Portimão — image 2Detached house in Portimão, Portimão — image 3Detached house in Portimão, Portimão — image 4Detached house in Portimão, Portimão — image 5
Grade Avillamid-range

Detached house in Portimão, Portimão

Portimão · Western Algarve ·

€1.9M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (1 comps, 51% confidence).

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

7.9%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €174,977/yr
Average Daily Rate: €718
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 12.1 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.1M
Brixfox Score: 77.5 / 100
Comparable Properties: 1
Data Confidence: 51%
Search Radius: 15 km

True Investment Cost

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

€2.2M

+12.9% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€146,250
IS — Stamp duty (0.8%)€15,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,250
Total acquisition costs€192,350
Renovation€0 — move-in ready
Furnishing & STR launch (8bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€58,950
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

9.0%

True gross yield (all-in)

7.9%

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: 8
Bathrooms: 7
Building: 493 m²
Land: 383 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2017
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional facade with modern signagearched stone doorwaycheckered tile entranceexposed brick accentswooden staircase

Score Breakdown

ROI
20.47
Visual Appeal
13.8
Ownership Security
13
Location
9.36
Land & Space
7.16
Rental Demand
7.67
Payback Speed
3
STR Suitability
3

Description

Excellent business and investment opportunity, located in the heart of the Historic Centre of Portimão, one of the most authentic and sought-after areas of the city, with a strong tourist influx throughout the year. This mixed-use building, currently in full operation, includes Local Accommodation, Bar & Restaurant and

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Famous Group Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Portimão, Portimão

Inventory
8 Beds
Bathrooms
7 Baths
Built Area
493 m²
Land Plot
383 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$480K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$12,275/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
14.4 yr
Rental only

Property details

Year built: 2017
Energy: B
Condition: excellent

Description

Excellent business and investment opportunity, located in the heart of the Historic Centre of Portimão, one of the most authentic and sought-after areas of the city, with a strong tourist influx throughout the year. This mixed-use building, currently in full operation, includes Local Accommodation, Bar & Restaurant and

Income Breakdown

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Nightly Rate (ADR)
$1,038/night
50% ($477)Brixfox estimate($1,038/night)200% ($1909)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$147,299
Airbnb data$1,038/night · 77% occupancy
Rental income
$1,038/night · 77% occ.
$290,401
Running costs (20%)
Utilities, cleaning, maintenance
-$58,080
Income tax (10%)
Indonesian rental income tax
-$81,312
Property tax
Annual property tax
-$3,709
Net income
6.9% ROI
$147,299

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$2,119,565
IMT (transfer tax, investment schedule)$158,967
Imposto de Selo (stamp duty)$16,957
Notary & registration$1,359
Legal / due diligence$31,793
Total acquisition costs$209,076
RenovationMove-in ready
Furnishing & STR launch
8bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$61,902
All-in investment$2,390,543

Gross yield (asking)

13.7%

True gross yield (all-in)

12.1%

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.

$14.7M$11.0M$7.3M$3.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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
$2.4M
+22%
Rental Income
+$719K
Total Position
$3.1M
+59%
9.7%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$1.6M
Total Position
$4.4M
+128%
8.6%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$3.6M
Total Position
$7.9M
+306%
7.3%/yr
Year 30
Capital Value
$6.3M
+224%
Rental Income
+$6.4M
Total Position
$12.8M
+555%
6.5%/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
Good
6.9% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Strong
$955 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
383 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 77% — consistent booking demand
Premium nightly rate of $955 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

57% occ.
6.9%
$12,212/mo
67% occ.
8.2%
$14,421/mo
77% occ.
9.4%
$16,631/mo
current
87% occ.
10.7%
$18,840/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.