Detached house in Centro, Alvor
Detached house in Centro, Alvor — image 2Detached house in Centro, Alvor — image 3Detached house in Centro, Alvor — image 4Detached house in Centro, Alvor — image 5
Grade B+villaluxury

Detached house in Centro, Alvor

Portimão · Western Algarve ·

€2.9M

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% 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: €253,514/yr
Average Daily Rate: €1176
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 14.2 years
5-yr Capital Value: €3.8M
10-yr Capital Value: €4.6M
Brixfox Score: 73.5 / 100
Comparable Properties: 6
Data Confidence: 66%
Search Radius: 3 km

True Investment Cost

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

€3.2M

+12.3% over asking

Asking price€2.9M
IMT — Property transfer tax (investment schedule)€216,750
IS — Stamp duty (0.8%)€23,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€43,350
Total acquisition costs€284,470
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€3.2M

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.8%

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: 5
Bathrooms: 5
Building: 375 m²
Style: contemporary
Condition: excellent
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern white facadelarge private poolspacious outdoor lounging areasbalcony with glass railingminimalist landscaping

Score Breakdown

ROI
18.61
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.9
Payback Speed
3
STR Suitability
3

Description

Magnificent villa in Alvor, where comfort, privacy, and quality of life come together in a prime location. Comprising five bedrooms, four of which are en-suite, this property offers generous spaces and exceptional comfort. All beds can be configured as king-size doubles or as twin beds, adapting to different needs. T

Location

📍 37.1313°N, 8.5937°W

· Portimão, Algarve, Portugal

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

Detached house in Centro, Alvor

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
375 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$711K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$15,458/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.9 yr
Rental only

Property details

Condition: excellent

Description

Magnificent villa in Alvor, where comfort, privacy, and quality of life come together in a prime location. Comprising five bedrooms, four of which are en-suite, this property offers generous spaces and exceptional comfort. All beds can be configured as king-size doubles or as twin beds, adapting to different needs. T

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$1,704/night
50% ($784)Brixfox estimate($1,704/night)200% ($3136)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$185,497
Airbnb data$1,704/night · 59% occupancy
Rental income
$1,704/night · 59% occ.
$367,297
Running costs (20%)
Utilities, cleaning, maintenance
-$73,459
Income tax (10%)
Indonesian rental income tax
-$102,843
Property tax
Annual property tax
-$5,497
Net income
5.9% ROI
$185,497

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$3,141,304
IMT (transfer tax, investment schedule)$235,598
Imposto de Selo (stamp duty)$25,130
Notary & registration$1,359
Legal / due diligence$47,120
Total acquisition costs$309,207
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$3,525,511

Gross yield (asking)

11.7%

True gross yield (all-in)

10.4%

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.

$20.1M$15.1M$10.1M$5.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.9M
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.5M
+22%
Rental Income
+$906K
Total Position
$4.4M
+53%
8.9%/yr
Year 10
Capital Value
$4.3M
+48%
Rental Income
+$2.0M
Total Position
$6.2M
+116%
8.0%/yr
Year 20
Capital Value
$6.3M
+119%
Rental Income
+$4.6M
Total Position
$10.9M
+278%
6.9%/yr
Year 30
Capital Value
$9.4M
+224%
Rental Income
+$8.1M
Total Position
$17.5M
+505%
6.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.9% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$1568 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1568 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
5.2%
$13,710/mo
49% occ.
6.6%
$17,339/mo
59% occ.
8.0%
$20,968/mo
current
69% occ.
9.4%
$24,597/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.