House in Pontalgar, Mexilhoeira Grande
House in Pontalgar, Mexilhoeira Grande — image 2House in Pontalgar, Mexilhoeira Grande — image 3House in Pontalgar, Mexilhoeira Grande — image 4House in Pontalgar, Mexilhoeira Grande — image 5
Grade B+villamid-range

House in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€795,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €69,445/yr
Average Daily Rate: €350
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 13.9 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 72 / 100
Comparable Properties: 6
Data Confidence: 58%
Search Radius: 4 km

True Investment Cost

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

€896,935

+12.8% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€896,935

Gross yield (asking price)

8.7%

True gross yield (all-in)

7.7%

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: 3
Bathrooms: 4
Building: 193 m²
Land: 292 m²
Style: modern
Condition: new-build
Year Built: 2023
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple balconies with glass railingsprivate poolopen-plan living/kitchen area

Score Breakdown

ROI
18.86
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
6.69
Rental Demand
5.44
Payback Speed
3
STR Suitability
3

Description

This three bedroom townhouse for sale is located in Mexilhoeira Grande, set within a residential area just a short distance from all amenities. Currently under construction, this property will boast high quality materials and luxury finishes. Spanning two floors, this townhouse will comprise a spacious living room in

Location

📍 37.1553°N, 8.6260°W

· Portimão, Algarve, Portugal

View on Ideal Homes Portugal →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Pontalgar, Mexilhoeira Grande

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
193 m²
Land Plot
292 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.0% 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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$196K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$4,354/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.5 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: new-build

Description

This three bedroom townhouse for sale is located in Mexilhoeira Grande, set within a residential area just a short distance from all amenities. Currently under construction, this property will boast high quality materials and luxury finishes. Spanning two floors, this townhouse will comprise a spacious living room in

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$520/night
50% ($239)Brixfox estimate($520/night)200% ($958)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$52,251
Airbnb data$520/night · 54% occupancy
Rental income
$520/night · 54% occ.
$103,391
Running costs (20%)
Utilities, cleaning, maintenance
-$20,678
Income tax (10%)
Indonesian rental income tax
-$28,950
Property tax
Annual property tax
-$1,512
Net income
6.0% ROI
$52,251

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$972,755

Gross yield (asking)

12.0%

True gross yield (all-in)

10.6%

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.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$255K
Total Position
$1.2M
+54%
9.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$551K
Total Position
$1.7M
+117%
8.1%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.3M
Total Position
$3.0M
+282%
6.9%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.3M
Total Position
$4.9M
+512%
6.2%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$479 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
292 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $479 — 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.
5.1%
$3,688/mo
44% occ.
6.7%
$4,797/mo
54% occ.
8.2%
$5,905/mo
current
64% occ.
9.7%
$7,013/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.