T3 flat in Rua Francisco Bívar, Centro da Vila, Mexilhoeira Grande
T3 flat in Rua Francisco Bívar, Centro da Vila, Mexilhoeira Grande — image 2T3 flat in Rua Francisco Bívar, Centro da Vila, Mexilhoeira Grande — image 3T3 flat in Rua Francisco Bívar, Centro da Vila, Mexilhoeira Grande — image 4T3 flat in Rua Francisco Bívar, Centro da Vila, Mexilhoeira Grande — image 5
Grade B+apartmentmid-range

T3 flat in Rua Francisco Bívar, Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€485,000

Asking Price (EUR)

8.4%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

38%

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: €56,260/yr
Average Daily Rate: €408
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 15.8 years
5-yr Capital Value: €562,248
10-yr Capital Value: €651,799
Brixfox Score: 73.6 / 100
Comparable Properties: 4
Data Confidence: 57%
Search Radius: 3 km

True Investment Cost

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

€554,235

+14.3% over asking

Asking price€485,000
IMT — Property transfer tax (investment schedule)€26,630
IS — Stamp duty (0.8%)€3,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,275
Total acquisition costs€39,035
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€554,235

Gross yield (asking price)

11.6%

True gross yield (all-in)

10.2%

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: 155 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balconiesclean linescontrasting facade materials

Score Breakdown

ROI
21.68
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5.1
Rental Demand
3.78
Payback Speed
4
STR Suitability
4

Description

T3 Apartment with luxury finishes, large balconies - Mexilhoeira Grande Discover this elegant T3 apartment located in Mexilhoeira Grande, which combines comfort, modernity and superior quality in every detail. With excellent finishes and a functional layout, this property offers large interior and exterior areas, des

Location

📍 37.1564°N, 8.6157°W

· Portimão, Algarve, Portugal

View on Prisma Audaz - Unipessoal, Lda →Also on Idealista.pt
T3 flat in Rua Francisco Bívar, Centro da Vila, Mexilhoeira Grande
Idealista.pt
Source verified

T3 flat in Rua Francisco Bívar, Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve · Freehold · Ref BF-4005
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
155 m²
True net yield
6.3%
≈ $5,154/mo net after costs & tax
Brixfox Score 74 · B+

Property details

Year built: 2026
Energy: A+
Condition: new-build

Description

T3 Apartment with luxury finishes, large balconies - Mexilhoeira Grande Discover this elegant T3 apartment located in Mexilhoeira Grande, which combines comfort, modernity and superior quality in every detail. With excellent finishes and a functional layout, this property offers large interior and exterior areas, des

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$587/night
50% ($270)Brixfox estimate($587/night)200% ($1081)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$38,969
Airbnb data$587/night · 38% occupancy
Rental income
$587/night · 38% occ.
$74,941
Running costs (20%)
Utilities, cleaning, maintenance
-$14,988
Income tax (10%)
Indonesian rental income tax
-$20,984
Property tax
Annual property tax
-$0
Net income
7.4% ROI
$38,969

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

Approx. location

Net Yield · Fully-Managed · After Tax

6.3%

on all-in cost of $588,284

Scenario
Pre-tax
After-tax
Owner-managed
10.5%
9.4%
Fully-managed
7.5%
6.3%
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

12.7%

Annual Revenue

$74,941

Income Tax / yr

$6,558

Payback

16 yrs

True All-In Cost
Asking price$527,174
IMT — transfer tax (non-resident 7.5%)$39,538
Stamp duty (0.8%)$4,217
Notary + registry$2,174
Legal$6,485
Furnishing + STR launch$8,696
All-in cost$588,284

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.8M$2.8M$1.9M$943K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $485K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$590K
+22%
Rental Income
+$190K
Total Position
$780K
+61%
10.0%/yr
Year 10
Capital Value
$718K
+48%
Rental Income
+$411K
Total Position
$1.1M
+133%
8.8%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$963K
Total Position
$2.0M
+318%
7.4%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.7M
Total Position
$3.3M
+576%
6.6%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$540 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 $540 — 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 38% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.5%
$3,752/mo
40% occ.
11.4%
$5,003/mo
38% occ.
10.7%
$4,721/mo
current
48% occ.
13.6%
$5,972/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
$527,174
6.3%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.