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 Bvillabudget

Detached house in Centro, Alvor

Portimão · Western Algarve ·

€255,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

51%

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: €22,723/yr
Average Daily Rate: €122
Payback Period: 13.9 years
5-yr Capital Value: €335,066
10-yr Capital Value: €407,659
Brixfox Score: 60.4 / 100
Comparable Properties: 46
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€338,412

+32.7% over asking

Asking price€255,000
IMT — Property transfer tax (investment schedule)€8,847
IS — Stamp duty (0.8%)€2,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,825
Total acquisition costs€15,962
Renovation (est. €900/m² × 54 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€48,600
(€37,800–€59,400)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€338,412

Gross yield (asking price)

8.9%

True gross yield (all-in)

6.7%

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: 2
Bathrooms: 1
Building: 54 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

waterfront-location

Score Breakdown

ROI
18.83
Visual Appeal
6
Ownership Security
13
Location
8.4
Land & Space
3.08
Rental Demand
5.1
Payback Speed
3
STR Suitability
3

Description

A unique opportunity in Alvor!   A fantastic two-bedroom villa is for sale in the centre of the charming village of Alvor, just a few minutes from the beach and the stunning Alvor Lagoon. The villa comprises two bedrooms. Fitted kitchen.   Roof terrace with annexe.  Feasibility of building a first floor. An excellen

Location

📍 37.1314°N, 8.5925°W

· Portimão, Algarve, Portugal

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

Detached house in Centro, Alvor

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
54 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 6.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+10.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$63K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$1,391/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
16.6 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

A unique opportunity in Alvor!   A fantastic two-bedroom villa is for sale in the centre of the charming village of Alvor, just a few minutes from the beach and the stunning Alvor Lagoon. The villa comprises two bedrooms. Fitted kitchen.   Roof terrace with annexe.  Feasibility of building a first floor. An excellen

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$178/night
50% ($82)Brixfox estimate($178/night)200% ($327)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$16,690
Airbnb data$178/night · 51% occupancy
Rental income
$178/night · 51% occ.
$33,029
Running costs (20%)
Utilities, cleaning, maintenance
-$6,606
Income tax (10%)
Indonesian rental income tax
-$9,248
Property tax
Annual property tax
-$485
Net income
6.0% ROI
$16,690

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$277,174
IMT (transfer tax, investment schedule)$9,616
Imposto de Selo (stamp duty)$2,217
Notary & registration$1,359
Legal / due diligence$4,158
Total acquisition costs$17,350
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$52,826
($41,087–$64,565)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$365,665

Gross yield (asking)

11.9%

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.

$1.8M$1.3M$896K$448K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $255K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$310K
+22%
Rental Income
+$82K
Total Position
$392K
+54%
9.0%/yr
Year 10
Capital Value
$377K
+48%
Rental Income
+$176K
Total Position
$553K
+117%
8.1%/yr
Year 20
Capital Value
$559K
+119%
Rental Income
+$413K
Total Position
$971K
+281%
6.9%/yr
Year 30
Capital Value
$827K
+224%
Rental Income
+$731K
Total Position
$1.6M
+511%
6.2%/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
Good
6.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$163 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
4.9%
$1,130/mo
41% occ.
6.5%
$1,508/mo
51% occ.
8.2%
$1,886/mo
current
61% occ.
9.8%
$2,264/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.