Detached house in Rua do Pombo, Boavista, Portimão
Detached house in Rua do Pombo, Boavista, Portimão — image 2Detached house in Rua do Pombo, Boavista, Portimão — image 3Detached house in Rua do Pombo, Boavista, Portimão — image 4Detached house in Rua do Pombo, Boavista, Portimão — image 5
Grade Avillaluxury

Detached house in Rua do Pombo, Boavista, Portimão

Portimão · Western Algarve ·

€790,000

Asking Price (EUR)

8.3%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

12.7%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €115,615/yr
Average Daily Rate: €533
+14.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 8.5 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 80.4 / 100
Comparable Properties: 8
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€907,620

+14.9% over asking

Asking price€790,000
IMT — Property transfer tax (investment schedule)€47,400
IS — Stamp duty (0.8%)€6,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,850
Total acquisition costs€66,820
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,800
All-in investment (incl. renovation & furnishing)€907,620

Gross yield (asking price)

14.6%

True gross yield (all-in)

12.7%

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: 242 m²
Land: 242 m²
Style: modern
Condition: excellent
Year Built: 2025
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and kitchenlarge sliding glass doors to outdoor spaceintegrated kitchen applianceskitchen island with breakfast bar

Score Breakdown

ROI
24.89
Visual Appeal
15
Ownership Security
13
Location
9.36
Land & Space
5.21
Rental Demand
5.95
Payback Speed
4
STR Suitability
3

Description

Discover this magnificent new-build villa in Portimão, Faro, combining comfort and elegance. Priced at €790,000, this 242 sqm property is perfect for those seeking a luxury home with all modern conveniences, including air conditioning and an alarm system. The villa features 3 bedrooms, all with en-suite bathrooms, and

Location

📍 37.1484°N, 8.5518°W

· Portimão, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua do Pombo, Boavista, Portimão

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

Grade A investment — short-term rental yields 9.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+14.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$194K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.9%
$7,119/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.1 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: excellent

Description

Discover this magnificent new-build villa in Portimão, Faro, combining comfort and elegance. Priced at €790,000, this 242 sqm property is perfect for those seeking a luxury home with all modern conveniences, including air conditioning and an alarm system. The villa features 3 bedrooms, all with en-suite bathrooms, and

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$770/night
50% ($354)Brixfox estimate($770/night)200% ($1417)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$85,431
Airbnb data$770/night · 59% occupancy
Rental income
$770/night · 59% occ.
$167,180
Running costs (20%)
Utilities, cleaning, maintenance
-$33,436
Income tax (10%)
Indonesian rental income tax
-$46,811
Property tax
Annual property tax
-$1,503
Net income
9.9% ROI
$85,431

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$858,696
IMT (transfer tax, investment schedule)$51,522
Imposto de Selo (stamp duty)$6,870
Notary & registration$1,359
Legal / due diligence$12,880
Total acquisition costs$72,630
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$984,370

Gross yield (asking)

19.5%

True gross yield (all-in)

17.0%

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.

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $790K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$961K
+22%
Rental Income
+$417K
Total Position
$1.4M
+74%
11.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$901K
Total Position
$2.1M
+162%
10.1%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$2.1M
Total Position
$3.8M
+386%
8.2%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$3.7M
Total Position
$6.3M
+698%
7.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.9% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$709 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
242 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.9% — outperforms most villas in this market
Premium nightly rate of $709 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

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.
8.9%
$6,347/mo
49% occ.
11.2%
$7,987/mo
59% occ.
13.5%
$9,627/mo
current
69% occ.
15.7%
$11,266/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.