Detached house in Montes de Alvor, Alvor
Detached house in Montes de Alvor, Alvor — image 2Detached house in Montes de Alvor, Alvor — image 3Detached house in Montes de Alvor, Alvor — image 4Detached house in Montes de Alvor, Alvor — image 5
Grade Avillaluxury

Detached house in Montes de Alvor, Alvor

Portimão · Western Algarve ·

€890,000

Asking Price (EUR)

11.8%

True Net Yield (Owner, all-in)

8.2%

True Net Yield (Managed, all-in)

18.2%

True Gross Yield

42%

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: €188,720/yr
Average Daily Rate: €1235
+23.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 5.9 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 81.6 / 100
Comparable Properties: 5
Data Confidence: 70%
Search Radius: 4 km

True Investment Cost

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

€1.0M

+16.4% over asking

Asking price€890,000
IMT — Property transfer tax (investment schedule)€53,400
IS — Stamp duty (0.8%)€7,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,350
Total acquisition costs€75,120
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

21.2%

True gross yield (all-in)

18.2%

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: 5
Bathrooms: 6
Building: 253 m²
Land: 413 m²
Style: contemporary
Condition: excellent
Year Built: 2002
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern exterior with blue sun shadekid's room with whimsical murallarge open-plan living area with pool accesskitchen island with breakfast bar

Score Breakdown

ROI
25
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
8.78
Rental Demand
4.18
Payback Speed
5
STR Suitability
3

Description

Fantastic detached 5-bedroom villa, located in Montes de Alvor, combining comfort, functionality and excellent finishes, spread over three floors. On the ground floor, you are welcomed by a spacious and bright living room equipped with a fireplace with heat recovery system. The recently renovated kitchen stands out fo

Location

📍 37.1453°N, 8.5869°W

· Portimão, Algarve, Portugal

View on Sortami - Mediação Imobiliária, Lda. →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Montes de Alvor, Alvor

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
253 m²
Land Plot
413 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 14.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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
+19.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$219K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.5%
$11,683/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.9 yr
Rental only

Property details

Year built: 2002
Energy: C
Condition: excellent

Description

Fantastic detached 5-bedroom villa, located in Montes de Alvor, combining comfort, functionality and excellent finishes, spread over three floors. On the ground floor, you are welcomed by a spacious and bright living room equipped with a fireplace with heat recovery system. The recently renovated kitchen stands out fo

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,786/night
50% ($822)Brixfox estimate($1,786/night)200% ($3287)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$140,199
Airbnb data$1,786/night · 42% occupancy
Rental income
$1,786/night · 42% occ.
$272,870
Running costs (20%)
Utilities, cleaning, maintenance
-$54,574
Income tax (10%)
Indonesian rental income tax
-$76,403
Property tax
Annual property tax
-$1,693
Net income
14.5% ROI
$140,199

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$967,391
IMT (transfer tax, investment schedule)$58,043
Imposto de Selo (stamp duty)$7,739
Notary & registration$1,359
Legal / due diligence$14,511
Total acquisition costs$81,652
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$1,124,043

Gross yield (asking)

28.2%

True gross yield (all-in)

24.3%

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.

$10.4M$7.8M$5.2M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $890K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$685K
Total Position
$1.8M
+99%
14.7%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$1.5M
Total Position
$2.8M
+214%
12.1%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$3.5M
Total Position
$5.4M
+509%
9.4%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$6.1M
Total Position
$9.0M
+914%
8.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.5% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$1644 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
413 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.5% — outperforms most villas in this market
Premium nightly rate of $1644 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — factor in seasonal gaps

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

30% occ.
14.0%
$11,270/mo
40% occ.
18.7%
$15,073/mo
42% occ.
19.6%
$15,777/mo
current
52% occ.
24.3%
$19,580/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.