Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande
Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande — image 2Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande — image 3Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande — image 4Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande — image 5
Grade B+villaluxury

Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€795,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

39%

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: €62,059/yr
Average Daily Rate: €442
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 16.0 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 68.8 / 100
Comparable Properties: 5
Data Confidence: 55%
Search Radius: 4 km

True Investment Cost

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

€915,535

+15.2% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
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)€915,535

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.8%

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: 258 m²
Land: 292 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolmulti-level balconies with glass railingslarge sliding glass doorsmodern fireplace

Score Breakdown

ROI
17.39
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
6.18
Rental Demand
3.85
Payback Speed
2
STR Suitability
3

Description

Conim&Sattar presents this magnificent brand new villa, located in the exclusive Urbanization of Pontalgar, on the Encosta das Fontainhas, in Portimão. Set on a plot of 292m², with a private gross area (ABP) of 195.30m² and a dependent gross area (ABD) of 62.90m², this property stands out for its modern architecture,

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on João Pedro Conim →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande

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

Grade B+ investment — short-term rental yields 5.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$196K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$3,760/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.2 yr
Rental only

Property details

Year built: 2024
Energy: A
Condition: new-build

Description

Conim&Sattar presents this magnificent brand new villa, located in the exclusive Urbanization of Pontalgar, on the Encosta das Fontainhas, in Portimão. Set on a plot of 292m², with a private gross area (ABP) of 195.30m² and a dependent gross area (ABD) of 62.90m², this property stands out for its modern architecture,

Income Breakdown

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Nightly Rate (ADR)
$638/night
50% ($293)Brixfox estimate($638/night)200% ($1174)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$45,116
Airbnb data$638/night · 39% occupancy
Rental income
$638/night · 39% occ.
$89,670
Running costs (20%)
Utilities, cleaning, maintenance
-$17,934
Income tax (10%)
Indonesian rental income tax
-$25,107
Property tax
Annual property tax
-$1,512
Net income
5.2% ROI
$45,116

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$992,973

Gross yield (asking)

10.4%

True gross yield (all-in)

9.0%

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.

$5.2M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 16: 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
$967K
+22%
Rental Income
+$220K
Total Position
$1.2M
+49%
8.4%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$476K
Total Position
$1.7M
+108%
7.6%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.1M
Total Position
$2.9M
+259%
6.6%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.0M
Total Position
$4.6M
+473%
6.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$587 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
292 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $587 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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.
5.5%
$3,949/mo
40% occ.
7.4%
$5,307/mo
39% occ.
7.1%
$5,104/mo
current
49% occ.
9.0%
$6,463/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.