Semi-detached house in Estrada de Monchique, Boavista, Portimão
Semi-detached house in Estrada de Monchique, Boavista, Portimão — image 2Semi-detached house in Estrada de Monchique, Boavista, Portimão — image 3Semi-detached house in Estrada de Monchique, Boavista, Portimão — image 4Semi-detached house in Estrada de Monchique, Boavista, Portimão — image 5
Grade B+villabudget

Semi-detached house in Estrada de Monchique, Boavista, Portimão

Portimão · Western Algarve ·

€395,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.4%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €48,942/yr
Average Daily Rate: €296
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 10.0 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 71.4 / 100
Comparable Properties: 11
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€518,565

+31.3% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €350/m² × 195 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€68,250
(€48,750–€87,750)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€518,565

Gross yield (asking price)

12.4%

True gross yield (all-in)

9.4%

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: 2
Building: 195 m²
Land: 270 m²
Style: dated
Condition: fair
Year Built: 1960
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

small private garden with fruit trees

Score Breakdown

ROI
23.14
Visual Appeal
8.2
Ownership Security
13
Location
9.36
Land & Space
6.17
Rental Demand
4.54
Payback Speed
4
STR Suitability
3

Description

This villa is located in the Cardosas area of Portimão and stands out for its space, versatility and long-term potential. It is a property suited to those who value privacy, generous areas and the possibility of shaping a home to their own needs over time. With a gross built area of 195 m², the villa offers more than

Location

📍 37.1491°N, 8.5394°W

· Portimão, Algarve, Portugal

View on Blue Ocean House →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Semi-detached house in Estrada de Monchique, Boavista, Portimão

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
195 m²
Land Plot
270 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 Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+13.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$97K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$3,020/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
11.8 yr
Rental only

Property details

Year built: 1960
Energy: D
Condition: fair

Description

This villa is located in the Cardosas area of Portimão and stands out for its space, versatility and long-term potential. It is a property suited to those who value privacy, generous areas and the possibility of shaping a home to their own needs over time. With a gross built area of 195 m², the villa offers more than

Income Breakdown

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Nightly Rate (ADR)
$430/night
50% ($198)Brixfox estimate($430/night)200% ($791)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$36,244
Airbnb data$430/night · 45% occupancy
Rental income
$430/night · 45% occ.
$71,145
Running costs (20%)
Utilities, cleaning, maintenance
-$14,229
Income tax (10%)
Indonesian rental income tax
-$19,920
Property tax
Annual property tax
-$751
Net income
8.4% ROI
$36,244

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$74,185
($52,989–$95,380)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$561,484

Gross yield (asking)

16.6%

True gross yield (all-in)

12.7%

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.

$3.3M$2.5M$1.6M$824K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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
$481K
+22%
Rental Income
+$177K
Total Position
$658K
+66%
10.7%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$382K
Total Position
$967K
+145%
9.4%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$896K
Total Position
$1.8M
+346%
7.8%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.6M
Total Position
$2.9M
+626%
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
45% average occupancy
Nightly Rate
Strong
$395 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
270 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 $395 — 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 45% — 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.
7.5%
$2,682/mo
40% occ.
10.1%
$3,596/mo
45% occ.
11.4%
$4,088/mo
current
55% occ.
14.0%
$5,002/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.