T1 flat, herdade das derreguias, Nn, Portimão
Grade B+apartmentmid-range

T1 flat, herdade das derreguias, Nn, Portimão

Portimão · Western Algarve ·

€195,000

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.4%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% 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: €23,371/yr
Average Daily Rate: €97
Payback Period: 9.5 years
5-yr Capital Value: €256,227
10-yr Capital Value: €311,739
Brixfox Score: 73.6 / 100
Comparable Properties: 6
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€224,882

+15.3% over asking

Asking price€195,000
IMT — Property transfer tax (investment schedule)€4,647
IS — Stamp duty (0.8%)€1,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,925
Total acquisition costs€10,382
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€224,882

Gross yield (asking price)

12.0%

True gross yield (all-in)

10.4%

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: 100 m²
Style: minimalist
Condition: excellent
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doors to outdoor spaceminimalist wall-mounted shelf and mirror

Score Breakdown

ROI
24.06
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4
Rental Demand
7.11
Payback Speed
4
STR Suitability
3

Description

1-bedroom apartment of 61 m2 in Mexilhoeira Grande – Key-in-hand Located in the heart of Mexilhoeira Grande, this modern 1-bedroom apartment of 61 m2 offers comfort and brightness, selling fully furnished and with an equipped kitchen. The apartment has a terrace with a view of the rural landscape, a parking space, and

Location

📍 37.1230°N, 8.3070°W

· Portimão, Algarve, Portugal

View on A Sua Nova Casa →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat, herdade das derreguias, Nn, Portimão

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

Grade B+ investment — short-term rental yields 9.0% net return annually.

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The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+13.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$48K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.0%
$1,583/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.2 yr
Rental only

Property details

Condition: excellent

Description

1-bedroom apartment of 61 m2 in Mexilhoeira Grande – Key-in-hand Located in the heart of Mexilhoeira Grande, this modern 1-bedroom apartment of 61 m2 offers comfort and brightness, selling fully furnished and with an equipped kitchen. The apartment has a terrace with a view of the rural landscape, a parking space, and

Income Breakdown

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Nightly Rate (ADR)
$144/night
50% ($66)Brixfox estimate($144/night)200% ($264)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$18,993
Airbnb data$144/night · 71% occupancy
Rental income
$144/night · 71% occ.
$37,239
Running costs (20%)
Utilities, cleaning, maintenance
-$7,448
Income tax (10%)
Indonesian rental income tax
-$10,427
Property tax
Annual property tax
-$371
Net income
9.0% ROI
$18,993

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$211,957
IMT (transfer tax, investment schedule)$5,051
Imposto de Selo (stamp duty)$1,696
Notary & registration$1,359
Legal / due diligence$3,179
Total acquisition costs$11,285
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$244,437

Gross yield (asking)

17.6%

True gross yield (all-in)

15.2%

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.

$1.7M$1.3M$842K$421K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $195K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$237K
+22%
Rental Income
+$93K
Total Position
$330K
+69%
11.1%/yr
Year 10
Capital Value
$289K
+48%
Rental Income
+$200K
Total Position
$489K
+151%
9.6%/yr
Year 20
Capital Value
$427K
+119%
Rental Income
+$470K
Total Position
$897K
+360%
7.9%/yr
Year 30
Capital Value
$632K
+224%
Rental Income
+$831K
Total Position
$1.5M
+651%
7.0%/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
Strong
9.0% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Good
$132 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

51% occ.
8.7%
$1,530/mo
61% occ.
10.4%
$1,836/mo
71% occ.
12.1%
$2,141/mo
current
81% occ.
13.9%
$2,447/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.