House in Montes de Alvor, Alvor
House in Montes de Alvor, Alvor — image 2House in Montes de Alvor, Alvor — image 3House in Montes de Alvor, Alvor — image 4House in Montes de Alvor, Alvor — image 5
Grade Bvillabudget

House in Montes de Alvor, Alvor

Portimão · Western Algarve ·

€390,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

23%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €27,656/yr
Average Daily Rate: €330
Payback Period: 17.4 years
5-yr Capital Value: €512,454
10-yr Capital Value: €623,479
Brixfox Score: 60.9 / 100
Comparable Properties: 8
Data Confidence: 67%
Search Radius: 2 km

True Investment Cost

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

€503,750

+29.2% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation (est. €350/m² × 178 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€62,300
(€44,500–€80,100)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€503,750

Gross yield (asking price)

7.1%

True gross yield (all-in)

5.5%

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: 2
Building: 178 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1999
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue trim around windows and doorsdecorative facade elements

Score Breakdown

ROI
16.62
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.56
Rental Demand
2.3
Payback Speed
2
STR Suitability
3

Description

3 bedroom villa floor with 178 sqm | 1st Floor | Close to the beaches, Penina Golf Courses, Aerodrome and Serra de Monchique view This property we believe to be what you have always been looking for! With generous areas and a wonderful open terrace overlooking the village, the green nature of Penina, the aerodrome and

Location

📍 37.1446°N, 8.5872°W

· Portimão, Algarve, Portugal

View on BP Algarve Realty →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Montes de Alvor, Alvor

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
178 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$96K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$1,692/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.9 yr
Rental only

Property details

Year built: 1999
Energy: E
Condition: fair

Description

3 bedroom villa floor with 178 sqm | 1st Floor | Close to the beaches, Penina Golf Courses, Aerodrome and Serra de Monchique view This property we believe to be what you have always been looking for! With generous areas and a wonderful open terrace overlooking the village, the green nature of Penina, the aerodrome and

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$482/night
50% ($222)Brixfox estimate($482/night)200% ($887)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Yearly income
$20,299
Airbnb data$482/night · 23% occupancy
Rental income
$482/night · 23% occ.
$40,463
Running costs (20%)
Utilities, cleaning, maintenance
-$8,093
Income tax (10%)
Indonesian rental income tax
-$11,330
Property tax
Annual property tax
-$742
Net income
4.8% ROI
$20,299

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$423,913
IMT (transfer tax, investment schedule)$20,685
Imposto de Selo (stamp duty)$3,391
Notary & registration$1,359
Legal / due diligence$6,359
Total acquisition costs$31,793
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$67,717
($48,370–$87,065)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$545,380

Gross yield (asking)

9.5%

True gross yield (all-in)

7.4%

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.

$2.5M$1.9M$1.2M$619K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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 17: 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
$474K
+22%
Rental Income
+$99K
Total Position
$574K
+47%
8.0%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$214K
Total Position
$791K
+103%
7.3%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$502K
Total Position
$1.4M
+248%
6.4%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$888K
Total Position
$2.2M
+452%
5.9%/yr

Location

Portimão

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Strong
$444 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

Premium nightly rate of $444 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% 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.
8.5%
$3,018/mo
40% occ.
11.5%
$4,045/mo
23% occ.
6.5%
$2,299/mo
current
33% occ.
9.4%
$3,325/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.