Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande
Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande — image 2Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande — image 3Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande — image 4Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande — image 5
Grade B+villabudget

Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande

Portimão · Western Algarve ·

€175,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €20,737/yr
Average Daily Rate: €108
-24.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 10.3 years
5-yr Capital Value: €229,947
10-yr Capital Value: €279,766
Brixfox Score: 71.7 / 100
Comparable Properties: 8
Data Confidence: 55%
Search Radius: 6 km

True Investment Cost

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

€269,273

+53.9% over asking

Asking price€175,000
IMT — Property transfer tax (investment schedule)€3,548
IS — Stamp duty (0.8%)€1,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,625
Total acquisition costs€8,823
Renovation (est. €900/m² × 74 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€66,600
(€51,800–€81,400)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€269,273

Gross yield (asking price)

11.8%

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: 2
Building: 74 m²
Land: 21400 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
22.64
Visual Appeal
3.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.28
Payback Speed
4
STR Suitability
3

Description

Identificação do imóvel: ZMPT573014 House with 2.14 ha plot in Mexilhoeira Grande Spacious Plot with House for Renovation in the Heart of the Algarve. Discover this versatile property, comprising a villa for renovation and a vast plot of 2.14 hectares. A perfect opportunity for those wishing to build a private retre

Location

📍 37.1959°N, 8.6405°W

· Portimão, Algarve, Portugal

View on Zome Portimão Marina →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house, Cm1054, Nn, Zona do Autódromo do Algarve, Mexilhoeira Grande

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
74 m²
Land Plot
21400 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.2% 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
+13.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$43K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$1,296/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.2 yr
Rental only

Property details

Year built: 1951
Energy: Exempt
Condition: needs-renovation

Description

Identificação do imóvel: ZMPT573014 House with 2.14 ha plot in Mexilhoeira Grande Spacious Plot with House for Renovation in the Heart of the Algarve. Discover this versatile property, comprising a villa for renovation and a vast plot of 2.14 hectares. A perfect opportunity for those wishing to build a private retre

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$159/night
50% ($73)Brixfox estimate($159/night)200% ($292)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$15,546
Airbnb data$159/night · 53% occupancy
Rental income
$159/night · 53% occ.
$30,537
Running costs (20%)
Utilities, cleaning, maintenance
-$6,107
Income tax (10%)
Indonesian rental income tax
-$8,550
Property tax
Annual property tax
-$333
Net income
8.2% ROI
$15,546

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$190,217
IMT (transfer tax, investment schedule)$3,857
Imposto de Selo (stamp duty)$1,522
Notary & registration$1,359
Legal / due diligence$2,853
Total acquisition costs$9,590
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$72,391
($56,304–$88,478)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$290,514

Gross yield (asking)

16.1%

True gross yield (all-in)

10.5%

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.

$1.4M$1.1M$718K$359K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $175K
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
$213K
+22%
Rental Income
+$76K
Total Position
$289K
+65%
10.5%/yr
Year 10
Capital Value
$259K
+48%
Rental Income
+$164K
Total Position
$423K
+142%
9.2%/yr
Year 20
Capital Value
$383K
+119%
Rental Income
+$384K
Total Position
$768K
+339%
7.7%/yr
Year 30
Capital Value
$568K
+224%
Rental Income
+$680K
Total Position
$1.2M
+613%
6.8%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$146 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
21400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Generous 21400 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
Occupancy at 53% — 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

33% occ.
6.8%
$1,078/mo
43% occ.
8.9%
$1,416/mo
53% occ.
11.1%
$1,753/mo
current
63% occ.
13.2%
$2,091/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.