Detached house in Rua da Brava, 18, Montes de Alvor, Alvor
Detached house in Rua da Brava, 18, Montes de Alvor, Alvor — image 2Detached house in Rua da Brava, 18, Montes de Alvor, Alvor — image 3Detached house in Rua da Brava, 18, Montes de Alvor, Alvor — image 4Detached house in Rua da Brava, 18, Montes de Alvor, Alvor — image 5
Grade Avillaluxury

Detached house in Rua da Brava, 18, Montes de Alvor, Alvor

Portimão · Western Algarve ·

€995,000

Asking Price (EUR)

9.8%

True Net Yield (Owner, all-in)

6.8%

True Net Yield (Managed, all-in)

15.0%

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: €172,941/yr
Average Daily Rate: €710
+23.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 6.8 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 83.7 / 100
Comparable Properties: 9
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€1.1M

+15.6% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

17.4%

True gross yield (all-in)

15.0%

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: 4
Building: 400 m²
Land: 413 m²
Style: contemporary
Condition: excellent
Year Built: 2002
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern exterior with balconyprivate swimming poolopen-plan living/dining area with fireplacebuilt-in bookshelfkitchen island with breakfast barseparate breakfast nook with built-in bench seating

Score Breakdown

ROI
25
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
7.98
Rental Demand
7.1
Payback Speed
5
STR Suitability
3

Description

This elegant, contemporary villa offers the perfect blend of modern design, comfort and high-quality finishes. Situated in a prestigious and peaceful residential area of Montes de Alvor, the property is just minutes from the charming centre of Alvor and enjoys excellent access to major roads and amenities. The ground

Location

📍 37.1447°N, 8.5861°W

· Portimão, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua da Brava, 18, Montes de Alvor, Alvor

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
400 m²
Land Plot
413 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 12.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score84
GradeA
Brixfox Intelligence
84AExcellent
Score Breakdown
ROI & Yield92%
Capital Growth88%
Risk Profile85%
Market Demand84%

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
+17.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$245K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.6%
$11,368/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.9 yr
Rental only

Property details

Year built: 2002
Energy: C
Condition: excellent

Description

This elegant, contemporary villa offers the perfect blend of modern design, comfort and high-quality finishes. Situated in a prestigious and peaceful residential area of Montes de Alvor, the property is just minutes from the charming centre of Alvor and enjoys excellent access to major roads and amenities. The ground

Income Breakdown

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Nightly Rate (ADR)
$1,027/night
50% ($472)Brixfox estimate($1,027/night)200% ($1889)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$136,412
Airbnb data$1,027/night · 71% occupancy
Rental income
$1,027/night · 71% occ.
$265,971
Running costs (20%)
Utilities, cleaning, maintenance
-$53,194
Income tax (10%)
Indonesian rental income tax
-$74,472
Property tax
Annual property tax
-$1,893
Net income
12.6% ROI
$136,412

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$1,081,522
IMT (transfer tax, investment schedule)$64,891
Imposto de Selo (stamp duty)$8,652
Notary & registration$1,359
Legal / due diligence$16,223
Total acquisition costs$91,125
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$1,247,647

Gross yield (asking)

24.6%

True gross yield (all-in)

21.3%

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.

$10.6M$7.9M$5.3M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$666K
Total Position
$1.9M
+89%
13.5%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$1.4M
Total Position
$2.9M
+193%
11.3%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$3.4M
Total Position
$5.6M
+458%
9.0%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$6.0M
Total Position
$9.2M
+824%
7.7%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.6% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Strong
$945 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
413 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.6% — outperforms most villas in this market
Premium nightly rate of $945 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

51% occ.
12.2%
$10,985/mo
61% occ.
14.6%
$13,171/mo
71% occ.
17.0%
$15,358/mo
current
81% occ.
19.5%
$17,544/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.