Detached house in R. da Igreja, 23, Montes de Alvor, Alvor
Detached house in R. da Igreja, 23, Montes de Alvor, Alvor — image 2Detached house in R. da Igreja, 23, Montes de Alvor, Alvor — image 3Detached house in R. da Igreja, 23, Montes de Alvor, Alvor — image 4Detached house in R. da Igreja, 23, Montes de Alvor, Alvor — image 5
Grade Bvillamid-range

Detached house in R. da Igreja, 23, Montes de Alvor, Alvor

Portimão · Western Algarve ·

€1.8M

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

48%

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: €75,704/yr
Average Daily Rate: €428
Payback Period: 29.7 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.9M
Brixfox Score: 63 / 100
Comparable Properties: 14
Data Confidence: 74%
Search Radius: 3 km

True Investment Cost

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

€2.0M

+13.1% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€135,000
IS — Stamp duty (0.8%)€14,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,000
Total acquisition costs€177,650
Renovation (est. €55/m² × 331 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,205
(€9,930–€26,480)
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)€2.0M

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.7%

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: 4
Bathrooms: 3
Building: 331 m²
Land: 1200 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered pool areadolphin mosaic in poolstone retaining wall

Score Breakdown

ROI
11.78
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.84
Payback Speed
0
STR Suitability
3

Description

Detached house with 4 bedrooms, 2 of them on the ground floor 1 of them en-suite. The House also has 3 bathrooms, 3 terraces with vista and vista serra, the spaces are spacious comfortable rooms, an indoor swimming pool that you can enjoy every day of summer and the winter garden for your dine. The rear has a quiet an

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

View on Villas Key →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in R. da Igreja, 23, Montes de Alvor, Alvor

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
331 m²
Land Plot
1200 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$443K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$4,455/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
36.6 yr
Rental only

Property details

Energy: D
Condition: good

Description

Detached house with 4 bedrooms, 2 of them on the ground floor 1 of them en-suite. The House also has 3 bathrooms, 3 terraces with vista and vista serra, the spaces are spacious comfortable rooms, an indoor swimming pool that you can enjoy every day of summer and the winter garden for your dine. The rear has a quiet an

Income Breakdown

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Nightly Rate (ADR)
$619/night
50% ($285)Brixfox estimate($619/night)200% ($1139)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$53,454
Airbnb data$619/night · 48% occupancy
Rental income
$619/night · 48% occ.
$109,382
Running costs (20%)
Utilities, cleaning, maintenance
-$21,876
Income tax (10%)
Indonesian rental income tax
-$30,627
Property tax
Annual property tax
-$3,424
Net income
2.7% ROI
$53,454

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$1,956,522
IMT (transfer tax, investment schedule)$146,739
Imposto de Selo (stamp duty)$15,652
Notary & registration$1,359
Legal / due diligence$29,348
Total acquisition costs$193,098
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$19,788
($10,793–$28,783)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$2,210,766

Gross yield (asking)

5.6%

True gross yield (all-in)

4.9%

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.

$9.4M$7.1M$4.7M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$261K
Total Position
$2.5M
+36%
6.4%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$564K
Total Position
$3.2M
+79%
6.0%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$1.3M
Total Position
$5.3M
+193%
5.5%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$2.3M
Total Position
$8.2M
+354%
5.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$569 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $569 — positioned in the top tier
Generous 1200 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
Yield of 2.7% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.2%
$3,667/mo
40% occ.
3.1%
$4,985/mo
48% occ.
3.7%
$6,095/mo
current
58% occ.
4.5%
$7,413/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.