House in Portimão
House in Portimão — image 2House in Portimão — image 3House in Portimão — image 4House in Portimão — image 5
Grade C+villabudget

House in Portimão

Portimão · Western Algarve ·

€650,000

Asking Price (EUR)

0.5%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

0.8%

True Gross Yield

42%

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: €12,199/yr
Average Daily Rate: €80
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 66.2 years
5-yr Capital Value: €854,090
10-yr Capital Value: €1.0M
Brixfox Score: 49.3 / 100
Comparable Properties: 51
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+124.1% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation (est. €900/m² × 818 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€736,200
(€572,600–€899,800)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

1.9%

True gross yield (all-in)

0.8%

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: 1
Bathrooms: 2
Building: 818 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Free

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional facadeornate window grilleswooden staircase with balusters

Score Breakdown

ROI
9.18
Visual Appeal
4.6
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.2
Payback Speed
0
STR Suitability
3

Description

In the center of the city of Portimão, Algarve, is an old palace undergoing renovation. This three-story property of historical significance has unique characteristics that give it a high level of interest, such as the lofty ceilings, which give it a larger dimension. It is a three-story structure that can be renovate

Location

📍 37.1401°N, 8.5364°W

· Portimão, Algarve, Portugal

View on LUXIMOS Christie’s International Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Portimão

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

Grade C+ investment — short-term rental yields 1.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$160K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$665/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
88.5 yr
Rental only

Property details

Energy: Free
Condition: needs-renovation

Description

In the center of the city of Portimão, Algarve, is an old palace undergoing renovation. This three-story property of historical significance has unique characteristics that give it a high level of interest, such as the lofty ceilings, which give it a larger dimension. It is a three-story structure that can be renovate

Income Breakdown

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Nightly Rate (ADR)
$116/night
50% ($53)Brixfox estimate($116/night)200% ($213)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$7,985
Airbnb data$116/night · 42% occupancy
Rental income
$116/night · 42% occ.
$17,734
Running costs (20%)
Utilities, cleaning, maintenance
-$3,547
Income tax (10%)
Indonesian rental income tax
-$4,965
Property tax
Annual property tax
-$1,236
Net income
1.1% ROI
$7,985

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$706,522
IMT (transfer tax, investment schedule)$42,391
Imposto de Selo (stamp duty)$5,652
Notary & registration$1,359
Legal / due diligence$10,598
Total acquisition costs$60,000
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$800,217
($622,391–$978,043)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$1,581,413

Gross yield (asking)

2.5%

True gross yield (all-in)

1.1%

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.

$2.8M$2.1M$1.4M$707K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $650K
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$39K
Total Position
$830K
+28%
5.0%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$84K
Total Position
$1.0M
+61%
4.9%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$197K
Total Position
$1.6M
+149%
4.7%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$350K
Total Position
$2.5M
+278%
4.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.1% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Average
$106 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.1% 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.
1.1%
$635/mo
40% occ.
1.5%
$882/mo
42% occ.
1.6%
$932/mo
current
52% occ.
2.0%
$1,178/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.