Detached house in Rua da Cruz, 2, Montes de Alvor, Alvor
Detached house in Rua da Cruz, 2, Montes de Alvor, Alvor — image 2Detached house in Rua da Cruz, 2, Montes de Alvor, Alvor — image 3Detached house in Rua da Cruz, 2, Montes de Alvor, Alvor — image 4Detached house in Rua da Cruz, 2, Montes de Alvor, Alvor — image 5
Grade B+villaluxury

Detached house in Rua da Cruz, 2, Montes de Alvor, Alvor

Portimão · Western Algarve ·

€3.5M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

53%

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: €120,608/yr
Average Daily Rate: €622
Payback Period: 35.3 years
5-yr Capital Value: €4.6M
10-yr Capital Value: €5.6M
Brixfox Score: 65.4 / 100
Comparable Properties: 16
Data Confidence: 77%
Search Radius: 3 km

True Investment Cost

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

€3.9M

+11.6% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€3.9M

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.1%

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: 4
Building: 575 m²
Land: 1070 m²
Style: contemporary
Condition: new-build
Year Built: 2023
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

classic facade with modern windowsintegrated outdoor living with poolelegant interior wall panelinggallery wall art display

Score Breakdown

ROI
11.02
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
10.48
Rental Demand
5.31
Payback Speed
0
STR Suitability
3

Description

Charming and sophisticated, this property includes all you would expect from a modern build: underfloor heating, solar heating, highest quality marble, electrical equipment, and appliances. Highlights of the property include a spa and sauna, an extra room (could be an additional bedroom or cinema) A garage for 4+ cars

Location

📍 37.1452°N, 8.5846°W

· Portimão, Algarve, Portugal

View on PANORAMIC PROPERTIES →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua da Cruz, 2, Montes de Alvor, Alvor

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
575 m²
Land Plot
1070 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$862K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.3%
$7,200/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
44.0 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: new-build

Description

Charming and sophisticated, this property includes all you would expect from a modern build: underfloor heating, solar heating, highest quality marble, electrical equipment, and appliances. Highlights of the property include a spa and sauna, an extra room (could be an additional bedroom or cinema) A garage for 4+ cars

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$923/night
50% ($424)Brixfox estimate($923/night)200% ($1697)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$86,399
Airbnb data$923/night · 53% occupancy
Rental income
$923/night · 53% occ.
$178,955
Running costs (20%)
Utilities, cleaning, maintenance
-$35,791
Income tax (10%)
Indonesian rental income tax
-$50,108
Property tax
Annual property tax
-$6,658
Net income
2.3% ROI
$86,399

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$3,804,348
IMT (transfer tax, investment schedule)$285,326
Imposto de Selo (stamp duty)$30,435
Notary & registration$1,359
Legal / due diligence$57,065
Total acquisition costs$374,185
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$4,243,913

Gross yield (asking)

4.7%

True gross yield (all-in)

4.2%

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.

$17.4M$13.1M$8.7M$4.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.5M
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 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+22%
Rental Income
+$422K
Total Position
$4.7M
+34%
6.0%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$911K
Total Position
$6.1M
+74%
5.7%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$2.1M
Total Position
$9.8M
+180%
5.3%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$3.8M
Total Position
$15.1M
+332%
5.0%/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
Weak
2.3% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$849 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1070 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $849 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1070 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% is below 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

33% occ.
1.9%
$5,957/mo
43% occ.
2.5%
$7,921/mo
53% occ.
3.1%
$9,885/mo
current
63% occ.
3.7%
$11,849/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.