Detached house in Cm1051, 20, Pontalgar, Mexilhoeira Grande
Detached house in Cm1051, 20, Pontalgar, Mexilhoeira Grande — image 2Detached house in Cm1051, 20, Pontalgar, Mexilhoeira Grande — image 3Detached house in Cm1051, 20, Pontalgar, Mexilhoeira Grande — image 4Detached house in Cm1051, 20, Pontalgar, Mexilhoeira Grande — image 5
Grade Avillaluxury

Detached house in Cm1051, 20, Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€1.5M

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

67%

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: €102,239/yr
Average Daily Rate: €420
Payback Period: 17.1 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 77.1 / 100
Comparable Properties: 5
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€1.7M

+13.5% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€111,750
IS — Stamp duty (0.8%)€11,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,350
Total acquisition costs€147,270
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

6.9%

True gross yield (all-in)

6.0%

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: 3
Bathrooms: 4
Building: 344 m²
Land: 1270 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roof architecturelarge sliding glass doorsintegrated outdoor living spaceinfinity-edge pool design

Score Breakdown

ROI
16.76
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
7.1
Payback Speed
2
STR Suitability
3

Description

Spacious, Stylish, and Perfectly Located! Discover with our LiveAlgarve Realty Team this newly built single-level villa in the peaceful Cabeço Esteva area of Mexilhoeira Grande. On a generous 1,270 m² plot, this contemporary home offers space, style, and comfort with easy access to the best of the Algarve. Property H

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on LiveAlgarve Realty →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Cm1051, 20, Pontalgar, Mexilhoeira Grande

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
344 m²
Land Plot
1270 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 4.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$367K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$6,572/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.5 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

Spacious, Stylish, and Perfectly Located! Discover with our LiveAlgarve Realty Team this newly built single-level villa in the peaceful Cabeço Esteva area of Mexilhoeira Grande. On a generous 1,270 m² plot, this contemporary home offers space, style, and comfort with easy access to the best of the Algarve. Property H

Income Breakdown

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Nightly Rate (ADR)
$606/night
50% ($279)Brixfox estimate($606/night)200% ($1116)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$78,862
Airbnb data$606/night · 71% occupancy
Rental income
$606/night · 71% occ.
$157,108
Running costs (20%)
Utilities, cleaning, maintenance
-$31,422
Income tax (10%)
Indonesian rental income tax
-$43,990
Property tax
Annual property tax
-$2,834
Net income
4.9% ROI
$78,862

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$1,619,565
IMT (transfer tax, investment schedule)$121,467
Imposto de Selo (stamp duty)$12,957
Notary & registration$1,359
Legal / due diligence$24,293
Total acquisition costs$160,076
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,835,402

Gross yield (asking)

9.7%

True gross yield (all-in)

8.6%

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.

$9.5M$7.1M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$385K
Total Position
$2.2M
+48%
8.1%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$832K
Total Position
$3.0M
+104%
7.4%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$1.9M
Total Position
$5.2M
+250%
6.5%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$3.5M
Total Position
$8.3M
+456%
5.9%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.9% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Strong
$558 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1270 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $558 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1270 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.9% is near the market average — model your cashflow carefully

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.
4.7%
$6,347/mo
61% occ.
5.7%
$7,638/mo
71% occ.
6.6%
$8,929/mo
current
81% occ.
7.6%
$10,220/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.