Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande
Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande — image 2Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande — image 3Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande — image 4Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande — image 5
Grade Avillabudget

Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande

Portimão · Western Algarve ·

€225,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

57%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €30,000/yr
Average Daily Rate: €144
Payback Period: 9.3 years
5-yr Capital Value: €295,647
10-yr Capital Value: €359,699
Brixfox Score: 80.3 / 100
Comparable Properties: 8
Data Confidence: 55%
Search Radius: 6 km

True Investment Cost

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

€323,622

+43.8% over asking

Asking price€225,000
IMT — Property transfer tax (investment schedule)€6,747
IS — Stamp duty (0.8%)€1,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,375
Total acquisition costs€13,172
Renovation (est. €900/m² × 74 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€66,600
(€51,800–€81,400)
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)€323,622

Gross yield (asking price)

13.3%

True gross yield (all-in)

9.3%

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
Building: 74 m²
Land: 51500 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rural settingtraditional stone and mud construction

Score Breakdown

ROI
24.21
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.7
Payback Speed
4
STR Suitability
3

Description

Identificação do imóvel: ZMPT573016 Explore this unique opportunity to acquire a property that combines the serenity of nature with enormous development potential. Situated in a quiet area of Mexilhoeira Grande, this 5.15 hectare property consists of a villa for renovation and an extensive plot of land, offering count

Location

📍 37.1959°N, 8.6405°W

· Portimão, Algarve, Portugal

View on Zome Portimão Marina →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
74 m²
Land Plot
51500 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+14.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$55K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$1,847/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
11.0 yr
Rental only

Property details

Year built: 1951
Energy: Exempt
Condition: needs-renovation

Description

Identificação do imóvel: ZMPT573016 Explore this unique opportunity to acquire a property that combines the serenity of nature with enormous development potential. Situated in a quiet area of Mexilhoeira Grande, this 5.15 hectare property consists of a villa for renovation and an extensive plot of land, offering count

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$209/night
50% ($96)Brixfox estimate($209/night)200% ($384)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$22,160
Airbnb data$209/night · 57% occupancy
Rental income
$209/night · 57% occ.
$43,438
Running costs (20%)
Utilities, cleaning, maintenance
-$8,688
Income tax (10%)
Indonesian rental income tax
-$12,163
Property tax
Annual property tax
-$428
Net income
9.1% ROI
$22,160

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$244,565
IMT (transfer tax, investment schedule)$7,334
Imposto de Selo (stamp duty)$1,957
Notary & registration$1,359
Legal / due diligence$3,668
Total acquisition costs$14,317
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$72,391
($56,304–$88,478)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$349,589

Gross yield (asking)

17.8%

True gross yield (all-in)

12.4%

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.

$2.0M$1.5M$977K$489K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $225K
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
$274K
+22%
Rental Income
+$108K
Total Position
$382K
+70%
11.2%/yr
Year 10
Capital Value
$333K
+48%
Rental Income
+$234K
Total Position
$567K
+152%
9.7%/yr
Year 20
Capital Value
$493K
+119%
Rental Income
+$548K
Total Position
$1.0M
+363%
8.0%/yr
Year 30
Capital Value
$730K
+224%
Rental Income
+$970K
Total Position
$1.7M
+655%
7.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.1% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Good
$192 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
51500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.1% — outperforms most villas in this market
Generous 51500 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — 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

37% occ.
7.9%
$1,610/mo
47% occ.
10.1%
$2,054/mo
57% occ.
12.3%
$2,498/mo
current
67% occ.
14.4%
$2,942/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.