Detached house in Rua Dom Carlos I, Portimão
Detached house in Rua Dom Carlos I, Portimão — image 2Detached house in Rua Dom Carlos I, Portimão — image 3Detached house in Rua Dom Carlos I, Portimão — image 4Detached house in Rua Dom Carlos I, Portimão — image 5
Grade Avillamid-range

Detached house in Rua Dom Carlos I, Portimão

Portimão · Western Algarve ·

€725,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

44%

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: €78,388/yr
Average Daily Rate: €491
Payback Period: 11.4 years
5-yr Capital Value: €952,639
10-yr Capital Value: €1.2M
Brixfox Score: 75.2 / 100
Comparable Properties: 8
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€845,590

+16.6% over asking

Asking price€725,000
IMT — Property transfer tax (investment schedule)€43,500
IS — Stamp duty (0.8%)€5,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,875
Total acquisition costs€61,425
Renovation (est. €55/m² × 393 m²)
Light touch-ups — paint, fixtures, deep clean.		€21,615
(€11,790–€31,440)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€845,590

Gross yield (asking price)

10.8%

True gross yield (all-in)

9.3%

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: 4
Bathrooms: 3
Building: 393 m²
Land: 650 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone pathwaysterraced garden bedstraditional white stucco exterior

Score Breakdown

ROI
21.26
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
10.21
Rental Demand
4.37
Payback Speed
4
STR Suitability
3

Description

Discover this renovated four-bedroom townhouse, where classic charm meets modern comfort. Located in the heart of Portimão, this property offers a rare combination of space, style, and prime location. Spread over two well-designed floors, the house includes a spacious ground-floor garage with ample storage and direct

Location

📍 37.1332°N, 8.5379°W

· Portimão, Algarve, Portugal

View on ACCESS PORTUGAL →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua Dom Carlos I, Portimão

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
393 m²
Land Plot
650 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$178K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$4,855/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.5 yr
Rental only

Property details

Energy: C
Condition: good

Description

Discover this renovated four-bedroom townhouse, where classic charm meets modern comfort. Located in the heart of Portimão, this property offers a rare combination of space, style, and prime location. Spread over two well-designed floors, the house includes a spacious ground-floor garage with ample storage and direct

Income Breakdown

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Nightly Rate (ADR)
$719/night
50% ($331)Brixfox estimate($719/night)200% ($1322)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$58,259
Airbnb data$719/night · 44% occupancy
Rental income
$719/night · 44% occ.
$114,688
Running costs (20%)
Utilities, cleaning, maintenance
-$22,938
Income tax (10%)
Indonesian rental income tax
-$32,113
Property tax
Annual property tax
-$1,379
Net income
7.4% ROI
$58,259

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$788,043
IMT (transfer tax, investment schedule)$47,283
Imposto de Selo (stamp duty)$6,304
Notary & registration$1,359
Legal / due diligence$11,821
Total acquisition costs$66,766
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$23,495
($12,815–$34,174)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$916,946

Gross yield (asking)

14.6%

True gross yield (all-in)

12.5%

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.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $725K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$882K
+22%
Rental Income
+$285K
Total Position
$1.2M
+61%
10.0%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$614K
Total Position
$1.7M
+133%
8.8%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.4M
Total Position
$3.0M
+318%
7.4%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.5M
Total Position
$4.9M
+576%
6.6%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$661 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
650 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $661 — positioned in the top tier
Generous 650 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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

30% occ.
6.8%
$4,475/mo
40% occ.
9.1%
$6,005/mo
44% occ.
10.0%
$6,575/mo
current
54% occ.
12.3%
$8,105/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.