Andar de moradia in placeta Nn, Montes de Alvor, Alvor
Andar de moradia in placeta Nn, Montes de Alvor, Alvor — image 2Andar de moradia in placeta Nn, Montes de Alvor, Alvor — image 3Andar de moradia in placeta Nn, Montes de Alvor, Alvor — image 4Andar de moradia in placeta Nn, Montes de Alvor, Alvor — image 5
Grade B+villamid-range

Andar de moradia in placeta Nn, Montes de Alvor, Alvor

Portimão · Western Algarve ·

€325,000

Asking Price (EUR)

6.9%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.6%

True Gross Yield

54%

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: €40,091/yr
Average Daily Rate: €204
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 10.1 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 71.7 / 100
Comparable Properties: 46
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€379,080

+16.6% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 85 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,675
(€2,550–€6,800)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€379,080

Gross yield (asking price)

12.3%

True gross yield (all-in)

10.6%

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: 2
Building: 85 m²
Style: portuguese-traditional
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional fireplacearched windowsexterior pergola

Score Breakdown

ROI
22.97
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
3.7
Rental Demand
5.39
Payback Speed
4
STR Suitability
3

Description

**Townhouse in Montes de Alvor - Unique Opportunity! ** Discover this charming townhouse located in Montes de Alvor, one of the most beautiful regions of the Algarve. With a living area of 85 m², this fully furnished two-bedroom house features an entrance hall leading to a spacious living room with a fireplace, perfec

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Andar de moradia in placeta Nn, Montes de Alvor, Alvor

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

Grade B+ investment — short-term rental yields 8.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+13.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$80K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$2,459/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
12.0 yr
Rental only

Property details

Condition: good

Description

**Townhouse in Montes de Alvor - Unique Opportunity! ** Discover this charming townhouse located in Montes de Alvor, one of the most beautiful regions of the Algarve. With a living area of 85 m², this fully furnished two-bedroom house features an entrance hall leading to a spacious living room with a fireplace, perfec

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$295/night
50% ($135)Brixfox estimate($295/night)200% ($542)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$29,503
Airbnb data$295/night · 54% occupancy
Rental income
$295/night · 54% occ.
$57,926
Running costs (20%)
Utilities, cleaning, maintenance
-$11,585
Income tax (10%)
Indonesian rental income tax
-$16,219
Property tax
Annual property tax
-$618
Net income
8.4% ROI
$29,503

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,082
($2,772–$7,391)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$409,870

Gross yield (asking)

16.4%

True gross yield (all-in)

14.1%

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.

$2.7M$2.0M$1.3M$674K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 11: 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
$395K
+22%
Rental Income
+$144K
Total Position
$540K
+66%
10.7%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$311K
Total Position
$792K
+144%
9.3%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$729K
Total Position
$1.4M
+344%
7.7%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.3M
Total Position
$2.3M
+622%
6.8%/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
Strong
8.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$271 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $271 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
7.0%
$2,073/mo
44% occ.
9.2%
$2,700/mo
54% occ.
11.3%
$3,327/mo
current
64% occ.
13.4%
$3,955/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.