Detached house in Centro, Alvor
Detached house in Centro, Alvor — image 2Detached house in Centro, Alvor — image 3Detached house in Centro, Alvor — image 4Detached house in Centro, Alvor — image 5
Grade B+villaluxury

Detached house in Centro, Alvor

Portimão · Western Algarve ·

€3.0M

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €156,342/yr
Average Daily Rate: €648
Payback Period: 23.7 years
5-yr Capital Value: €3.9M
10-yr Capital Value: €4.8M
Brixfox Score: 67.9 / 100
Comparable Properties: 9
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€3.4M

+11.9% over asking

Asking price€3.0M
IMT — Property transfer tax (investment schedule)€224,850
IS — Stamp duty (0.8%)€23,984
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€44,970
Total acquisition costs€295,054
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)€3.4M

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.7%

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: 540 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poollarge sliding glass doorsopen-plan living/kitchenminimalist white exterior

Score Breakdown

ROI
14.27
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
6.61
Payback Speed
1
STR Suitability
3

Description

V4+2 Villa in Alvor Discover this luxury villa in the heart of Alvor, Algarve, which combines exceptional design, premium finishes and unparalleled attention to detail. The V4+2 villa includes a main house with 4 en-suite bedrooms, a guest bathroom, an outdoor bathroom and a fully equipped guest house with 2 bedrooms

Location

📍 37.1292°N, 8.5949°W

· Portimão, Algarve, Portugal

View on Private International Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Centro, Alvor

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

Grade B+ investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$738K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$9,424/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.8 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

V4+2 Villa in Alvor Discover this luxury villa in the heart of Alvor, Algarve, which combines exceptional design, premium finishes and unparalleled attention to detail. The V4+2 villa includes a main house with 4 en-suite bedrooms, a guest bathroom, an outdoor bathroom and a fully equipped guest house with 2 bedrooms

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$947/night
50% ($436)Brixfox estimate($947/night)200% ($1743)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$113,086
Airbnb data$947/night · 66% occupancy
Rental income
$947/night · 66% occ.
$228,440
Running costs (20%)
Utilities, cleaning, maintenance
-$45,688
Income tax (10%)
Indonesian rental income tax
-$63,963
Property tax
Annual property tax
-$5,703
Net income
3.5% ROI
$113,086

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$3,258,696
IMT (transfer tax, investment schedule)$244,402
Imposto de Selo (stamp duty)$26,070
Notary & registration$1,359
Legal / due diligence$48,880
Total acquisition costs$320,711
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$3,644,787

Gross yield (asking)

7.0%

True gross yield (all-in)

6.3%

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.

$16.9M$12.7M$8.4M$4.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.0M
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.6M
+22%
Rental Income
+$552K
Total Position
$4.2M
+40%
7.0%/yr
Year 10
Capital Value
$4.4M
+48%
Rental Income
+$1.2M
Total Position
$5.6M
+88%
6.5%/yr
Year 20
Capital Value
$6.6M
+119%
Rental Income
+$2.8M
Total Position
$9.4M
+212%
5.9%/yr
Year 30
Capital Value
$9.7M
+224%
Rental Income
+$4.9M
Total Position
$14.7M
+389%
5.4%/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
3.5% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$871 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $871 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% 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

46% occ.
3.2%
$8,816/mo
56% occ.
4.0%
$10,833/mo
66% occ.
4.7%
$12,850/mo
current
76% occ.
5.5%
$14,866/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.