Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão
Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 2Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 3Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 4Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 5
Grade B+villamid-range

Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve ·

€490,000

Asking Price (EUR)

7.7%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

11.9%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €67,804/yr
Average Daily Rate: €398
Payback Period: 9.0 years
5-yr Capital Value: €643,853
10-yr Capital Value: €783,345
Brixfox Score: 72.9 / 100
Comparable Properties: 8
Data Confidence: 64%
Search Radius: 3 km

True Investment Cost

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

€571,650

+16.7% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation (est. €55/m² × 180 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,900
(€5,400–€14,400)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€571,650

Gross yield (asking price)

13.8%

True gross yield (all-in)

11.9%

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: 5
Building: 180 m²
Land: 219 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
24.51
Visual Appeal
9.2
Ownership Security
13
Location
9.36
Land & Space
5.13
Rental Demand
4.67
Payback Speed
4
STR Suitability
3

Description

House with Two Independent Apartments in Chão das Donas. Are you looking for a property that combines the possibility of being your own home and having a guaranteed income? This house represents a market opportunity. It is a three-story house with a generous balcony and terrace, organized into two independent units,

Location

📍 37.1599°N, 8.5603°W

· Portimão, Algarve, Portugal

View on Arnaut Consultores →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão

Inventory
3 Beds
Bathrooms
5 Baths
Built Area
180 m²
Land Plot
219 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 9.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+14.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$121K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.4%
$4,193/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.6 yr
Rental only

Property details

Energy: E
Condition: good

Description

House with Two Independent Apartments in Chão das Donas. Are you looking for a property that combines the possibility of being your own home and having a guaranteed income? This house represents a market opportunity. It is a three-story house with a generous balcony and terrace, organized into two independent units,

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$578/night
50% ($266)Brixfox estimate($578/night)200% ($1064)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$50,312
Airbnb data$578/night · 47% occupancy
Rental income
$578/night · 47% occ.
$98,547
Running costs (20%)
Utilities, cleaning, maintenance
-$19,709
Income tax (10%)
Indonesian rental income tax
-$27,593
Property tax
Annual property tax
-$932
Net income
9.4% ROI
$50,312

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$532,609
IMT (transfer tax, investment schedule)$29,380
Imposto de Selo (stamp duty)$4,261
Notary & registration$1,359
Legal / due diligence$7,989
Total acquisition costs$42,989
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,761
($5,870–$15,652)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$619,185

Gross yield (asking)

18.5%

True gross yield (all-in)

15.9%

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.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$596K
+22%
Rental Income
+$246K
Total Position
$842K
+72%
11.4%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$531K
Total Position
$1.3M
+156%
9.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.2M
Total Position
$2.3M
+373%
8.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.2M
Total Position
$3.8M
+674%
7.1%/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
Strong
9.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$532 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
219 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.4% — outperforms most villas in this market
Premium nightly rate of $532 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.1%
$3,615/mo
40% occ.
10.9%
$4,846/mo
47% occ.
12.8%
$5,671/mo
current
57% occ.
15.6%
$6,902/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.