Semi-detached house in Rua das Pimenteiras, 5, Pontalgar, Mexilhoeira Grande
Semi-detached house in Rua das Pimenteiras, 5, Pontalgar, Mexilhoeira Grande — image 2Semi-detached house in Rua das Pimenteiras, 5, Pontalgar, Mexilhoeira Grande — image 3Semi-detached house in Rua das Pimenteiras, 5, Pontalgar, Mexilhoeira Grande — image 4Semi-detached house in Rua das Pimenteiras, 5, Pontalgar, Mexilhoeira Grande — image 5
Grade Bvillamid-range

Semi-detached house in Rua das Pimenteiras, 5, Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€575,000

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

7.3%

True Gross Yield

33%

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: €49,241/yr
Average Daily Rate: €415
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 25.7 years
5-yr Capital Value: €666,583
10-yr Capital Value: €772,752
Brixfox Score: 61.8 / 100
Comparable Properties: 20
Data Confidence: 73%
Search Radius: 6 km

True Investment Cost

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

€674,825

+17.4% over asking

Asking price€575,000
IMT — Property transfer tax (investment schedule)€33,830
IS — Stamp duty (0.8%)€4,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,625
Total acquisition costs€48,305
Renovation (est. €55/m² × 254 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,970
(€7,620–€20,320)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€674,825

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.3%

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: 4
Bathrooms: 4
Building: 254 m²
Land: 268 m²
Style: contemporary
Condition: good
Year Built: 2009
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

two-tone facadecurved front wall

Score Breakdown

ROI
14.62
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
5.69
Rental Demand
3.25
Payback Speed
2
STR Suitability
4

Description

T4 Semi-Detached House | Pontalgar Urbanization, Mexilhoeira Grande We present this elegant T4 semi-detached house, located in the Pontalgar urbanization, in a quiet and privileged residential area, a few minutes from Portimão. With a private gross area of 185 m² and a total construction area of 254 m², this property

Location

📍 37.1563°N, 8.6269°W

· Portimão, Algarve, Portugal

View on Roberto Romão - Consultor Imobiliário →Also on Idealista.pt
Semi-detached house in Rua das Pimenteiras, 5, Pontalgar, Mexilhoeira Grande
Idealista.pt
Source verified

Semi-detached house in Rua das Pimenteiras, 5, Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve · Freehold · Ref BF-4077
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
254 m²
Land
268 m²
True net yield
3.9%
≈ $4,120/mo net after costs & tax
Brixfox Score 62 · B

Property details

Year built: 2009
Energy: D
Condition: good

Description

T4 Semi-Detached House | Pontalgar Urbanization, Mexilhoeira Grande We present this elegant T4 semi-detached house, located in the Pontalgar urbanization, in a quiet and privileged residential area, a few minutes from Portimão. With a private gross area of 185 m² and a total construction area of 254 m², this property

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)
$597/night
50% ($275)Brixfox estimate($597/night)200% ($1098)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$34,113
Airbnb data$597/night · 33% occupancy
Rental income
$597/night · 33% occ.
$65,601
Running costs (20%)
Utilities, cleaning, maintenance
-$13,120
Income tax (10%)
Indonesian rental income tax
-$18,368
Property tax
Annual property tax
-$0
Net income
5.5% ROI
$34,113

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

9.2%

Annual Revenue

$65,601

Income Tax / yr

$5,740

Payback

26 yrs

True All-In Cost
Asking price$625,000
IMT — transfer tax (non-resident 7.5%)$46,875
Stamp duty (0.8%)$5,000
Notary + registry$2,174
Legal$7,688
Furnishing + STR launch$27,174
All-in cost$713,911

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.9M$2.9M$1.9M$965K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $575K
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
$700K
+22%
Rental Income
+$167K
Total Position
$866K
+51%
8.5%/yr
Year 10
Capital Value
$851K
+48%
Rental Income
+$360K
Total Position
$1.2M
+111%
7.7%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$843K
Total Position
$2.1M
+266%
6.7%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.5M
Total Position
$3.4M
+484%
6.1%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$549 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
268 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $549 — 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 33% — 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.
7.3%
$3,813/mo
40% occ.
9.8%
$5,084/mo
33% occ.
7.9%
$4,132/mo
current
43% occ.
10.4%
$5,403/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
$625,000
3.9%
Net yield
View original listing
Source verified · Idealista.pt · listed 3 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.