House in Montes de Alvor, Alvor
House in Montes de Alvor, Alvor — image 2House in Montes de Alvor, Alvor — image 3House in Montes de Alvor, Alvor — image 4House in Montes de Alvor, Alvor — image 5
Grade Bvillaluxury

House in Montes de Alvor, Alvor

Portimão · Western Algarve ·

€3.5M

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

32%

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: €78,306/yr
Average Daily Rate: €669
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 55.2 years
5-yr Capital Value: €4.6M
10-yr Capital Value: €5.6M
Brixfox Score: 63.7 / 100
Comparable Properties: 3
Data Confidence: 65%
Search Radius: 2 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)

2.2%

True gross yield (all-in)

2.0%

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: 4
Bathrooms: 5
Building: 575 m²
Land: 1070 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coffered ceilingslarge format windowsintegrated kitchen appliancesclassic exterior architectural details

Score Breakdown

ROI
9.61
Visual Appeal
16
Ownership Security
13
Location
8.4
Land & Space
10.48
Rental Demand
3.21
Payback Speed
0
STR Suitability
3

Description

Magnificent villa with pool, for sale, in Alvor, Algarve. This imposing villa is divided into two levels, and upon entering, we are greeted by a spacious entrance hall that leads to a large living room with a double-height ceiling, which gives the villa a greater sense of space. This kitchen will be completely equipp

Location

📍 37.1487°N, 8.5860°W

· Portimão, Algarve, Portugal

View on LUXIMOS Christie’s International Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Montes de Alvor, Alvor

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

Grade B investment — short-term rental yields 1.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+6.3%
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
1.4%
$4,411/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
71.9 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Magnificent villa with pool, for sale, in Alvor, Algarve. This imposing villa is divided into two levels, and upon entering, we are greeted by a spacious entrance hall that leads to a large living room with a double-height ceiling, which gives the villa a greater sense of space. This kitchen will be completely equipp

Income Breakdown

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Nightly Rate (ADR)
$979/night
50% ($450)Brixfox estimate($979/night)200% ($1801)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$52,929
Airbnb data$979/night · 32% occupancy
Rental income
$979/night · 32% occ.
$114,589
Running costs (20%)
Utilities, cleaning, maintenance
-$22,918
Income tax (10%)
Indonesian rental income tax
-$32,085
Property tax
Annual property tax
-$6,658
Net income
1.4% ROI
$52,929

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)

3.0%

True gross yield (all-in)

2.7%

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.

$15.7M$11.8M$7.9M$3.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x 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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+22%
Rental Income
+$259K
Total Position
$4.5M
+29%
5.2%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$558K
Total Position
$5.7M
+64%
5.1%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$1.3M
Total Position
$9.0M
+156%
4.8%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$2.3M
Total Position
$13.7M
+291%
4.6%/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
1.4% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$901 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 $901 — 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 1.4% 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

30% occ.
1.8%
$5,697/mo
40% occ.
2.5%
$7,781/mo
32% occ.
1.9%
$6,129/mo
current
42% occ.
2.6%
$8,213/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.