Detached house in Caminho da Rocha, Centro da Vila, Mexilhoeira Grande
Detached house in Caminho da Rocha, Centro da Vila, Mexilhoeira Grande — image 2Detached house in Caminho da Rocha, Centro da Vila, Mexilhoeira Grande — image 3Detached house in Caminho da Rocha, Centro da Vila, Mexilhoeira Grande — image 4Detached house in Caminho da Rocha, Centro da Vila, Mexilhoeira Grande — image 5
Grade Bvillabudget

Detached house in Caminho da Rocha, Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€499,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

45%

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: €30,434/yr
Average Daily Rate: €186
-3.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Budget finish (-12%)
Payback Period: 20.4 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 64.6 / 100
Comparable Properties: 25
Data Confidence: 79%
Search Radius: 3 km

True Investment Cost

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

€623,827

+25.0% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €900/m² × 70 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€63,000
(€49,000–€77,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,350
All-in investment (incl. renovation & furnishing)€623,827

Gross yield (asking price)

6.1%

True gross yield (all-in)

4.9%

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
Bathrooms: 1
Building: 70 m²
Land: 15000 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large plot of landproximity to natural reserve/estuarydistant ocean views

Score Breakdown

ROI
15.3
Visual Appeal
7.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.48
Payback Speed
1
STR Suitability
3

Description

15,000 m² property divided into two plots: This large property, with a total of 15,000 square meters, offers a perfect combination of rustic and mixed land, for those seeking a versatile space with great potential. Rustic Land: With 4,000 square meters, this land is ideal for those wishing to develop agricultural pro

Location

📍 37.1476°N, 8.6068°W

· Portimão, Algarve, Portugal

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

Detached house in Caminho da Rocha, Centro da Vila, Mexilhoeira Grande

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
70 m²
Land Plot
15000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$123K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$1,830/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
24.7 yr
Rental only

Property details

Energy: F
Condition: needs-renovation

Description

15,000 m² property divided into two plots: This large property, with a total of 15,000 square meters, offers a perfect combination of rustic and mixed land, for those seeking a versatile space with great potential. Rustic Land: With 4,000 square meters, this land is ideal for those wishing to develop agricultural pro

Income Breakdown

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Nightly Rate (ADR)
$270/night
50% ($124)Brixfox estimate($270/night)200% ($496)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$21,965
Airbnb data$270/night · 45% occupancy
Rental income
$270/night · 45% occ.
$44,065
Running costs (20%)
Utilities, cleaning, maintenance
-$8,813
Income tax (10%)
Indonesian rental income tax
-$12,338
Property tax
Annual property tax
-$949
Net income
4.0% ROI
$21,965

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$542,391
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal / due diligence$8,136
Total acquisition costs$43,997
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$68,478
($53,261–$83,696)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,033
All-in investment$675,899

Gross yield (asking)

8.1%

True gross yield (all-in)

6.5%

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.

$3.0M$2.2M$1.5M$742K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $499K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$607K
+22%
Rental Income
+$107K
Total Position
$714K
+43%
7.4%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$232K
Total Position
$970K
+94%
6.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$543K
Total Position
$1.6M
+228%
6.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$961K
Total Position
$2.6M
+417%
5.6%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$248 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
15000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $248 — positioned in the top tier
Generous 15000 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
Yield of 4.0% 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.
3.6%
$1,642/mo
40% occ.
4.9%
$2,216/mo
45% occ.
5.5%
$2,491/mo
current
55% occ.
6.8%
$3,065/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.