Terraced house in Portimão, Portimão
Terraced house in Portimão, Portimão — image 2Terraced house in Portimão, Portimão — image 3Terraced house in Portimão, Portimão — image 4Terraced house in Portimão, Portimão — image 5
Grade Avillabudget

Terraced house in Portimão, Portimão

Portimão · Western Algarve ·

€255,000

Asking Price (EUR)

14.6%

True Net Yield (Owner, all-in)

10.1%

True Net Yield (Managed, all-in)

22.5%

True Gross Yield

67%

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: €105,079/yr
Average Daily Rate: €431
-12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 3.2 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 77.9 / 100
Comparable Properties: 9
Data Confidence: 61%
Search Radius: 6 km

True Investment Cost

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

€467,262

+83.2% over asking

Asking price€255,000
IMT — Property transfer tax (investment schedule)€8,847
IS — Stamp duty (0.8%)€2,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,825
Total acquisition costs€15,962
Renovation (est. €900/m² × 186 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€167,400
(€130,200–€204,600)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€467,262

Gross yield (asking price)

41.2%

True gross yield (all-in)

22.5%

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: 6
Building: 186 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1950
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

colorful street arttraditional Portuguese tilesmodern facade rendering

Score Breakdown

ROI
25
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
5.72
Rental Demand
8.01
Payback Speed
5
STR Suitability
3

Description

Located in the heart of the historical center of Portimão (ARU Zone), benefiting from tax incentives and advantages for urban rehabilitation projects, this building to be rehabilitated offers enormous potential for those seeking a solid investment project in the heart of the city. Situated on a pedestrian street, quie

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Engel & Völkers Portim​ão →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Terraced house in Portimão, Portimão

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
186 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 30.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+38.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$63K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
30.0%
$7,850/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
3 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
2.9 yr
Rental only

Property details

Year built: 1950
Energy: Exempt
Condition: needs-renovation

Description

Located in the heart of the historical center of Portimão (ARU Zone), benefiting from tax incentives and advantages for urban rehabilitation projects, this building to be rehabilitated offers enormous potential for those seeking a solid investment project in the heart of the city. Situated on a pedestrian street, quie

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$623/night
50% ($287)Brixfox estimate($623/night)200% ($1147)
Occupancy
80%
10%Brixfox estimate(80%)100%

Short-Term Rental

Yearly income
$94,205
Airbnb data$623/night · 80% occupancy
Rental income
$623/night · 80% occ.
$182,097
Running costs (20%)
Utilities, cleaning, maintenance
-$36,419
Income tax (10%)
Indonesian rental income tax
-$50,987
Property tax
Annual property tax
-$485
Net income
30.0% ROI
$94,205

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$277,174
IMT (transfer tax, investment schedule)$9,616
Imposto de Selo (stamp duty)$2,217
Notary & registration$1,359
Legal / due diligence$4,158
Total acquisition costs$17,350
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$181,957
($141,522–$222,391)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$29,239
All-in investment$505,720

Gross yield (asking)

65.7%

True gross yield (all-in)

36.0%

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.

$5.7M$4.3M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $255K
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 3: rental income alone has repaid the full purchase price.
2x return
Year 3: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$310K
+22%
Rental Income
+$460K
Total Position
$770K
+202%
24.7%/yr
Year 10
Capital Value
$377K
+48%
Rental Income
+$994K
Total Position
$1.4M
+438%
18.3%/yr
Year 20
Capital Value
$559K
+119%
Rental Income
+$2.3M
Total Position
$2.9M
+1032%
12.9%/yr
Year 30
Capital Value
$827K
+224%
Rental Income
+$4.1M
Total Position
$5.0M
+1841%
10.4%/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
30.0% annual return
Occupancy
Strong
80% average occupancy
Nightly Rate
Strong
$573 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 30.0% — outperforms most villas in this market
Strong occupancy at 80% — consistent booking demand
Premium nightly rate of $573 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

60% occ.
34.3%
$7,928/mo
70% occ.
40.1%
$9,255/mo
80% occ.
45.8%
$10,582/mo
current
90% occ.
51.6%
$11,909/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.