Detached house, Sitio das Areias Velhas, Figueira, Nn, Figueira, Mexilhoeira Grande
Detached house, Sitio das Areias Velhas, Figueira, Nn, Figueira, Mexilhoeira Grande — image 2Detached house, Sitio das Areias Velhas, Figueira, Nn, Figueira, Mexilhoeira Grande — image 3Detached house, Sitio das Areias Velhas, Figueira, Nn, Figueira, Mexilhoeira Grande — image 4Detached house, Sitio das Areias Velhas, Figueira, Nn, Figueira, Mexilhoeira Grande — image 5
Grade B+villaluxury

Detached house, Sitio das Areias Velhas, Figueira, Nn, Figueira, Mexilhoeira Grande

Portimão · Western Algarve ·

€2.7M

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €139,311/yr
Average Daily Rate: €869
Payback Period: 23.6 years
5-yr Capital Value: €3.5M
10-yr Capital Value: €4.3M
Brixfox Score: 66.1 / 100
Comparable Properties: 6
Data Confidence: 59%
Search Radius: 4 km

True Investment Cost

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

€3.1M

+13.1% over asking

Asking price€2.7M
IMT — Property transfer tax (investment schedule)€202,500
IS — Stamp duty (0.8%)€21,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€40,500
Total acquisition costs€265,850
Renovation (est. €55/m² × 330 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,150
(€9,900–€26,400)
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)€3.1M

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.6%

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: 330 m²
Land: 35200 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private garden with mature palm treestraditional Portuguese architecture with yellow facade and terracotta roofspacious outdoor living areas with pergolaslarge swimming pool with ample lounging space

Score Breakdown

ROI
14.3
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.39
Payback Speed
1
STR Suitability
3

Description

It's my great pleasure to present you this magnificent estate located on the skirts of Portimão, Algarve. An expansive plot of land reaching 35,000m2, this property represents the epitome of luxury living. Boasting seven generously proportioned bedrooms, this grand home offers an abundance of space for relaxation and e

Location

📍 37.1622°N, 8.6014°W

· Portimão, Algarve, Portugal

View on Arnaut Consultores →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house, Sitio das Areias Velhas, Figueira, Nn, Figueira, Mexilhoeira Grande

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
330 m²
Land Plot
35200 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$665K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$8,531/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.7 yr
Rental only

Property details

Energy: D
Condition: good

Description

It's my great pleasure to present you this magnificent estate located on the skirts of Portimão, Algarve. An expansive plot of land reaching 35,000m2, this property represents the epitome of luxury living. Boasting seven generously proportioned bedrooms, this grand home offers an abundance of space for relaxation and e

Income Breakdown

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Nightly Rate (ADR)
$1,290/night
50% ($593)Brixfox estimate($1,290/night)200% ($2374)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$102,370
Airbnb data$1,290/night · 44% occupancy
Rental income
$1,290/night · 44% occ.
$206,741
Running costs (20%)
Utilities, cleaning, maintenance
-$41,348
Income tax (10%)
Indonesian rental income tax
-$57,888
Property tax
Annual property tax
-$5,136
Net income
3.5% ROI
$102,370

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$2,934,783
IMT (transfer tax, investment schedule)$220,109
Imposto de Selo (stamp duty)$23,478
Notary & registration$1,359
Legal / due diligence$44,022
Total acquisition costs$288,967
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$19,728
($10,761–$28,696)
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$3,318,478

Gross yield (asking)

7.0%

True gross yield (all-in)

6.2%

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.

$15.2M$11.4M$7.6M$3.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.7M
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 21: 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
$3.3M
+22%
Rental Income
+$500K
Total Position
$3.8M
+40%
7.0%/yr
Year 10
Capital Value
$4.0M
+48%
Rental Income
+$1.1M
Total Position
$5.1M
+88%
6.5%/yr
Year 20
Capital Value
$5.9M
+119%
Rental Income
+$2.5M
Total Position
$8.4M
+213%
5.9%/yr
Year 30
Capital Value
$8.8M
+224%
Rental Income
+$4.5M
Total Position
$13.2M
+390%
5.4%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$1187 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
35200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1187 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 35200 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% 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.
3.2%
$7,812/mo
40% occ.
4.3%
$10,558/mo
44% occ.
4.8%
$11,632/mo
current
54% occ.
5.9%
$14,378/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.