Semi-detached house in Alagoas - Pedregais, Alvor
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Grade Bvillamid-range

Semi-detached house in Alagoas - Pedregais, Alvor

Portimão · Western Algarve ·

€780,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

35%

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: €46,413/yr
Average Daily Rate: €367
Payback Period: 20.9 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 58.2 / 100
Comparable Properties: 17
Data Confidence: 75%
Search Radius: 3 km

True Investment Cost

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

€880,690

+12.9% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation€0 — move-in ready
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)€880,690

Gross yield (asking price)

6.0%

True gross yield (all-in)

5.3%

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: 3
Bathrooms: 3
Building: 112 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop poolprivate balcony with garden viewminimalist bedroom decor

Score Breakdown

ROI
15.14
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.24
Rental Demand
3.46
Payback Speed
1
STR Suitability
3

Description

This marvellous three-bedroom villa is the perfect choice for those looking for comfort, modernity and a haven in the heart of nature. With a total area of 112.75 m², the property offers large, well-distributed and carefully decorated spaces. The villa has 3 spacious bedrooms, with a modern and elegant design, 3 bathr

Location

📍 37.1413°N, 8.5713°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Semi-detached house in Alagoas - Pedregais, Alvor

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
112 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$192K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$2,800/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.2 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

This marvellous three-bedroom villa is the perfect choice for those looking for comfort, modernity and a haven in the heart of nature. With a total area of 112.75 m², the property offers large, well-distributed and carefully decorated spaces. The villa has 3 spacious bedrooms, with a modern and elegant design, 3 bathr

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$534/night
50% ($246)Brixfox estimate($534/night)200% ($982)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$33,600
Airbnb data$534/night · 35% occupancy
Rental income
$534/night · 35% occ.
$67,468
Running costs (20%)
Utilities, cleaning, maintenance
-$13,494
Income tax (10%)
Indonesian rental income tax
-$18,891
Property tax
Annual property tax
-$1,484
Net income
4.0% ROI
$33,600

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$847,826
IMT (transfer tax, investment schedule)$50,870
Imposto de Selo (stamp duty)$6,783
Notary & registration$1,359
Legal / due diligence$12,717
Total acquisition costs$71,728
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$955,098

Gross yield (asking)

8.0%

True gross yield (all-in)

7.1%

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.

$4.6M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $780K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$949K
+22%
Rental Income
+$164K
Total Position
$1.1M
+43%
7.4%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$354K
Total Position
$1.5M
+93%
6.8%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$831K
Total Position
$2.5M
+226%
6.1%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$1.5M
Total Position
$4.0M
+413%
5.6%/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
Average
4.0% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$491 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $491 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% is near 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.
4.7%
$3,286/mo
40% occ.
6.3%
$4,422/mo
35% occ.
5.4%
$3,812/mo
current
45% occ.
7.0%
$4,949/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.