Detached house in Centro, Alvor
Detached house in Centro, Alvor — image 2Detached house in Centro, Alvor — image 3Detached house in Centro, Alvor — image 4Detached house in Centro, Alvor — image 5
Grade Avillamid-range

Detached house in Centro, Alvor

Portimão · Western Algarve ·

€940,000

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

9.6%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €102,805/yr
Average Daily Rate: €651
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 11.4 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 78.8 / 100
Comparable Properties: 8
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+13.9% over asking

Asking price€940,000
IMT — Property transfer tax (investment schedule)€56,400
IS — Stamp duty (0.8%)€7,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,100
Total acquisition costs€79,270
Renovation (est. €55/m² × 207 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,385
(€6,210–€16,560)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

10.9%

True gross yield (all-in)

9.6%

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: 4
Bathrooms: 3
Building: 207 m²
Land: 4180 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beamsterracotta floor tilesornate carved wooden headboardmulti-level living spaceoutdoor pool with sun loungers

Score Breakdown

ROI
21.29
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.33
Payback Speed
4
STR Suitability
3

Description

Independent house in excellent condition, situated on a generous plot with well-distributed areas and careful finishes. The residence is spread over two floors and offers 4 bedrooms and 3 bathrooms, ensuring comfort for family and guests. The living room is spacious and bright, benefiting from multiple orientations (No

Location

📍 37.1295°N, 8.5920°W

· Portimão, Algarve, Portugal

View on ERA Portimão/Praia da Rocha →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Centro, Alvor

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
207 m²
Land Plot
4180 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 Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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%
+$231K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$6,309/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: B
Condition: good

Description

Independent house in excellent condition, situated on a generous plot with well-distributed areas and careful finishes. The residence is spread over two floors and offers 4 bedrooms and 3 bathrooms, ensuring comfort for family and guests. The living room is spacious and bright, benefiting from multiple orientations (No

Income Breakdown

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Nightly Rate (ADR)
$943/night
50% ($434)Brixfox estimate($943/night)200% ($1736)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$75,703
Airbnb data$943/night · 43% occupancy
Rental income
$943/night · 43% occ.
$149,021
Running costs (20%)
Utilities, cleaning, maintenance
-$29,804
Income tax (10%)
Indonesian rental income tax
-$41,726
Property tax
Annual property tax
-$1,788
Net income
7.4% ROI
$75,703

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$1,021,739
IMT (transfer tax, investment schedule)$61,304
Imposto de Selo (stamp duty)$8,174
Notary & registration$1,359
Legal / due diligence$15,326
Total acquisition costs$86,163
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$12,375
($6,750–$18,000)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,161,636

Gross yield (asking)

14.6%

True gross yield (all-in)

12.8%

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.

$7.3M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $940K
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
$1.1M
+22%
Rental Income
+$370K
Total Position
$1.5M
+61%
10.0%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$798K
Total Position
$2.2M
+133%
8.8%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.9M
Total Position
$3.9M
+318%
7.4%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$3.3M
Total Position
$6.4M
+577%
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
43% average occupancy
Nightly Rate
Strong
$868 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
4180 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $868 — positioned in the top tier
Generous 4180 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 43% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.9%
$5,877/mo
40% occ.
9.3%
$7,885/mo
43% occ.
10.0%
$8,544/mo
current
53% occ.
12.4%
$10,552/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.