Detached house in Rua do Boião, Torralta - Prainha, Alvor
Detached house in Rua do Boião, Torralta - Prainha, Alvor — image 2Detached house in Rua do Boião, Torralta - Prainha, Alvor — image 3Detached house in Rua do Boião, Torralta - Prainha, Alvor — image 4Detached house in Rua do Boião, Torralta - Prainha, Alvor — image 5
Grade B+villamid-range

Detached house in Rua do Boião, Torralta - Prainha, Alvor

Portimão · Western Algarve ·

€1.5M

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

47%

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: €123,918/yr
Average Daily Rate: €721
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 14.7 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.3M
Brixfox Score: 72.9 / 100
Comparable Properties: 5
Data Confidence: 71%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+13.8% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€109,500
IS — Stamp duty (0.8%)€11,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,900
Total acquisition costs€144,330
Renovation (est. €55/m² × 314 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,270
(€9,420–€25,120)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

8.5%

True gross yield (all-in)

7.5%

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: 4
Bathrooms: 3
Building: 314 m²
Land: 480 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

red exterior with white trimtraditional green shuttersoutdoor dining pergolaprivate swimming pool

Score Breakdown

ROI
18.26
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
9.72
Rental Demand
4.71
Payback Speed
3
STR Suitability
3

Description

House with basement, ground floor and 1st floor, patio and swimming pool, near Prainha and sea view from the 1st floor. This imposing villa, located in a privileged location, consists of basement, ground floor and 1st floor, offering a large and functional space, ideal for families who value comfort, privacy and quali

Location

📍 37.1214°N, 8.5657°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

Detached house in Rua do Boião, Torralta - Prainha, Alvor

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

Grade B+ investment — short-term rental yields 5.7% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$359K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$7,541/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
17.5 yr
Rental only

Property details

Year built: 2000
Energy: C
Condition: good

Description

House with basement, ground floor and 1st floor, patio and swimming pool, near Prainha and sea view from the 1st floor. This imposing villa, located in a privileged location, consists of basement, ground floor and 1st floor, offering a large and functional space, ideal for families who value comfort, privacy and quali

Income Breakdown

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Nightly Rate (ADR)
$1,044/night
50% ($480)Brixfox estimate($1,044/night)200% ($1921)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$90,497
Airbnb data$1,044/night · 47% occupancy
Rental income
$1,044/night · 47% occ.
$179,374
Running costs (20%)
Utilities, cleaning, maintenance
-$35,875
Income tax (10%)
Indonesian rental income tax
-$50,225
Property tax
Annual property tax
-$2,777
Net income
5.7% ROI
$90,497

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$1,586,957
IMT (transfer tax, investment schedule)$119,022
Imposto de Selo (stamp duty)$12,696
Notary & registration$1,359
Legal / due diligence$23,804
Total acquisition costs$156,880
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$18,772
($10,239–$27,304)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,803,967

Gross yield (asking)

11.3%

True gross yield (all-in)

9.9%

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.

$10.0M$7.5M$5.0M$2.5M$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 15: 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
$1.8M
+22%
Rental Income
+$442K
Total Position
$2.2M
+52%
8.7%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$954K
Total Position
$3.1M
+113%
7.9%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$2.2M
Total Position
$5.4M
+272%
6.8%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$4.0M
Total Position
$8.7M
+496%
6.1%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$961 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $961 — 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

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

30% occ.
4.9%
$6,437/mo
40% occ.
6.5%
$8,660/mo
47% occ.
7.7%
$10,232/mo
current
57% occ.
9.4%
$12,455/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.