T2 flat, Quinta de Santo Antonio, Nn, Centro da Vila, Mexilhoeira Grande
T2 flat, Quinta de Santo Antonio, Nn, Centro da Vila, Mexilhoeira Grande — image 2T2 flat, Quinta de Santo Antonio, Nn, Centro da Vila, Mexilhoeira Grande — image 3T2 flat, Quinta de Santo Antonio, Nn, Centro da Vila, Mexilhoeira Grande — image 4T2 flat, Quinta de Santo Antonio, Nn, Centro da Vila, Mexilhoeira Grande — image 5
Grade B+apartmentmid-range

T2 flat, Quinta de Santo Antonio, Nn, Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€225,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €23,236/yr
Average Daily Rate: €140
Payback Period: 11.9 years
5-yr Capital Value: €295,647
10-yr Capital Value: €359,699
Brixfox Score: 67.7 / 100
Comparable Properties: 7
Data Confidence: 64%
Search Radius: 3 km

True Investment Cost

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

€265,522

+18.0% over asking

Asking price€225,000
IMT — Property transfer tax (investment schedule)€6,747
IS — Stamp duty (0.8%)€1,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,375
Total acquisition costs€13,172
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€265,522

Gross yield (asking price)

10.3%

True gross yield (all-in)

8.8%

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
Bathrooms: 2
Building: 105 m²
Style: contemporary
Condition: excellent
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple large swimming poolsmodern apartment architecture with balconiesexpansive green spaces

Score Breakdown

ROI
20.66
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.1
Rental Demand
4.55
Payback Speed
4
STR Suitability
3

Description

Fully-Managed, Key-Ready Apartments in Portimão-Algarve Discover a unique opportunity to own fully managed, key-ready one and two-bedroom apartments in Mexilhoeira Grande. These residences are located less than 20 minutes from Portimão's vibrant city center, renowned for its stunning beaches, rich culture, entertainmen

Location

📍 37.1586°N, 8.6152°W

· Portimão, Algarve, Portugal

View on Gate to Portugal Investments →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat, Quinta de Santo Antonio, Nn, Centro da Vila, Mexilhoeira Grande

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

Grade B+ investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$55K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$1,438/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
14.2 yr
Rental only

Property details

Energy: B
Condition: excellent

Description

Fully-Managed, Key-Ready Apartments in Portimão-Algarve Discover a unique opportunity to own fully managed, key-ready one and two-bedroom apartments in Mexilhoeira Grande. These residences are located less than 20 minutes from Portimão's vibrant city center, renowned for its stunning beaches, rich culture, entertainmen

Income Breakdown

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Nightly Rate (ADR)
$205/night
50% ($94)Brixfox estimate($205/night)200% ($377)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$17,250
Airbnb data$205/night · 45% occupancy
Rental income
$205/night · 45% occ.
$33,997
Running costs (20%)
Utilities, cleaning, maintenance
-$6,799
Income tax (10%)
Indonesian rental income tax
-$9,519
Property tax
Annual property tax
-$428
Net income
7.1% ROI
$17,250

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$244,565
IMT (transfer tax, investment schedule)$7,334
Imposto de Selo (stamp duty)$1,957
Notary & registration$1,359
Legal / due diligence$3,668
Total acquisition costs$14,317
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$288,611

Gross yield (asking)

13.9%

True gross yield (all-in)

11.8%

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.

$1.7M$1.3M$854K$427K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $225K
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 12: 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
$274K
+22%
Rental Income
+$84K
Total Position
$358K
+59%
9.7%/yr
Year 10
Capital Value
$333K
+48%
Rental Income
+$182K
Total Position
$515K
+129%
8.6%/yr
Year 20
Capital Value
$493K
+119%
Rental Income
+$426K
Total Position
$919K
+309%
7.3%/yr
Year 30
Capital Value
$730K
+224%
Rental Income
+$755K
Total Position
$1.5M
+560%
6.5%/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
Good
7.1% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Good
$188 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

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.
6.2%
$1,272/mo
40% occ.
8.4%
$1,708/mo
45% occ.
9.6%
$1,947/mo
current
55% occ.
11.7%
$2,383/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.