Quinta in Pontalgar, Mexilhoeira Grande
Quinta in Pontalgar, Mexilhoeira Grande — image 2Quinta in Pontalgar, Mexilhoeira Grande — image 3Quinta in Pontalgar, Mexilhoeira Grande — image 4Quinta in Pontalgar, Mexilhoeira Grande — image 5
Grade B+villamid-range

Quinta in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€595,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €50,422/yr
Average Daily Rate: €316
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 25.9 years
5-yr Capital Value: €689,768
10-yr Capital Value: €799,630
Brixfox Score: 69.7 / 100
Comparable Properties: 5
Data Confidence: 59%
Search Radius: 3 km

True Investment Cost

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

€756,015

+27.1% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation (est. €350/m² × 217 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€75,950
(€54,250–€97,650)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€756,015

Gross yield (asking price)

8.5%

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: 3
Bathrooms: 3
Building: 217 m²
Land: 7920 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1989
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracebalustrade balconyintegrated pool steps

Score Breakdown

ROI
14.55
Visual Appeal
11.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.37
Payback Speed
2
STR Suitability
4

Description

Rural property with space, complete privacy and good access. While it needs some renovations, it is an opportunity for those looking for a country home, around 10 minutes from several Algarve beaches and with quick access to the A22. Set on a plot of nearly 8,000 m² in the Arão/Pontalgar area, this Villa offers a quie

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Quinta in Pontalgar, Mexilhoeira Grande
Idealista.pt
Source verified

Quinta in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve · Freehold · Ref BF-3928
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
217 m²
Land
7920 m²
True net yield
3.9%
≈ $4,226/mo net after costs & tax
Brixfox Score 70 · B+

Property details

Year built: 1989
Energy: E
Condition: fair

Description

Rural property with space, complete privacy and good access. While it needs some renovations, it is an opportunity for those looking for a country home, around 10 minutes from several Algarve beaches and with quick access to the A22. Set on a plot of nearly 8,000 m² in the Arão/Pontalgar area, this Villa offers a quie

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$454/night
50% ($209)Brixfox estimate($454/night)200% ($836)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$34,925
Airbnb data$454/night · 44% occupancy
Rental income
$454/night · 44% occ.
$67,164
Running costs (20%)
Utilities, cleaning, maintenance
-$13,433
Income tax (10%)
Indonesian rental income tax
-$18,806
Property tax
Annual property tax
-$0
Net income
5.4% ROI
$34,925

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.9%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
6.9%
6.1%
Fully-managed
4.7%
3.9%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

9.1%

Annual Revenue

$67,164

Income Tax / yr

$5,877

Payback

26 yrs

True All-In Cost
Asking price$646,739
IMT — transfer tax (non-resident 7.5%)$48,505
Stamp duty (0.8%)$5,174
Notary + registry$2,174
Legal$7,955
Furnishing + STR launch$27,174
All-in cost$737,722

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$4.0M$3.0M$2.0M$994K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$724K
+22%
Rental Income
+$171K
Total Position
$894K
+50%
8.5%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$368K
Total Position
$1.2M
+110%
7.7%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$863K
Total Position
$2.2M
+264%
6.7%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.5M
Total Position
$3.5M
+481%
6.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$418 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
7920 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $418 — positioned in the top tier
Generous 7920 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 44% — 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.
5.4%
$2,902/mo
40% occ.
7.2%
$3,870/mo
44% occ.
7.9%
$4,231/mo
current
54% occ.
9.6%
$5,199/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$646,739
3.9%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.