T1 flat in Rua da Capelinha, Centro da Vila, Mexilhoeira Grande
T1 flat in Rua da Capelinha, Centro da Vila, Mexilhoeira Grande — image 2T1 flat in Rua da Capelinha, Centro da Vila, Mexilhoeira Grande — image 3T1 flat in Rua da Capelinha, Centro da Vila, Mexilhoeira Grande — image 4T1 flat in Rua da Capelinha, Centro da Vila, Mexilhoeira Grande — image 5
Grade Capartmentbudget

T1 flat in Rua da Capelinha, Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€175,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

4.2%

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: €9,015/yr
Average Daily Rate: €64
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 125.9 years
5-yr Capital Value: €202,873
10-yr Capital Value: €235,185
Brixfox Score: 42.1 / 100
Comparable Properties: 4
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€213,073

+21.8% over asking

Asking price€175,000
IMT — Property transfer tax (investment schedule)€3,548
IS — Stamp duty (0.8%)€1,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,625
Total acquisition costs€8,823
Renovation (est. €350/m² × 45 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€15,750
(€11,250–€20,250)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€213,073

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.2%

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: 1
Bathrooms: 1
Building: 45 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

striped facadetraditional tiled roof (neighboring building)

Score Breakdown

ROI
3.16
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
2.9
Rental Demand
3.83
Payback Speed
0
STR Suitability
4

Description

**Apartment with Sea View, Terrace, and Local Accommodation Potential – Ideal for Investors or Own Residence** A rare opportunity to acquire an apartment with a stunning sea view and a terrace with enormous potential for utilization. This property stands out not only for its privileged location but also for its versa

Location

📍 37.1607°N, 8.6154°W

· Portimão, Algarve, Portugal

View on EKO Properties →Also on Idealista.pt
T1 flat in Rua da Capelinha, Centro da Vila, Mexilhoeira Grande
Idealista.pt
Source verified

T1 flat in Rua da Capelinha, Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve · Freehold · Ref BF-4485
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
45 m²
True net yield
0.8%
≈ $581/mo net after costs & tax
Brixfox Score 42 · C

Property details

Energy: E
Condition: fair

Description

**Apartment with Sea View, Terrace, and Local Accommodation Potential – Ideal for Investors or Own Residence** A rare opportunity to acquire an apartment with a stunning sea view and a terrace with enormous potential for utilization. This property stands out not only for its privileged location but also for its versa

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)
$93/night
50% ($43)Brixfox estimate($93/night)200% ($171)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$6,245
Airbnb data$93/night · 38% occupancy
Rental income
$93/night · 38% occ.
$12,009
Running costs (20%)
Utilities, cleaning, maintenance
-$2,402
Income tax (10%)
Indonesian rental income tax
-$3,362
Property tax
Annual property tax
-$0
Net income
3.3% ROI
$6,245

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

0.8%

on all-in cost of $220,886

Scenario
Pre-tax
After-tax
Owner-managed
3.1%
2.7%
Fully-managed
1.3%
0.8%
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

5.4%

Annual Revenue

$12,009

Income Tax / yr

$1,051

Payback

—

True All-In Cost
Asking price$190,217
IMT — transfer tax (non-resident 7.5%)$14,266
Stamp duty (0.8%)$1,522
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$220,886

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$967K$725K$484K$242K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $175K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$213K
+22%
Rental Income
+$31K
Total Position
$243K
+39%
6.8%/yr
Year 10
Capital Value
$259K
+48%
Rental Income
+$66K
Total Position
$325K
+86%
6.4%/yr
Year 20
Capital Value
$383K
+119%
Rental Income
+$154K
Total Position
$538K
+207%
5.8%/yr
Year 30
Capital Value
$568K
+224%
Rental Income
+$273K
Total Position
$841K
+381%
5.4%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.3% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Average
$85 per night
Visual Appeal
Weak
3/10 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 3.3% is near 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.
3.7%
$592/mo
40% occ.
5.0%
$790/mo
38% occ.
4.8%
$757/mo
current
48% occ.
6.0%
$954/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
$190,217
0.8%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.