Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade C+villabudget

Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€550,000

Asking Price (EUR)

0.2%

True Net Yield (Owner, all-in)

0.1%

True Net Yield (Managed, all-in)

0.3%

True Gross Yield

31%

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: €9,445/yr
Average Daily Rate: €83
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 71.9 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 52.2 / 100
Comparable Properties: 31
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€3.7M

+577.9% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €900/m² × 3460 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€3.1M
(€2.4M–€3.8M)
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)€3.7M

Gross yield (asking price)

1.7%

True gross yield (all-in)

0.3%

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: 1
Building: 3460 m²
Land: 3460 m²
Style: dated
Condition: needs-renovation
Year Built: 1974
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.01
Visual Appeal
5.4
Ownership Security
13
Location
9.36
Land & Space
9.33
Rental Demand
3.12
Payback Speed
0
STR Suitability
3

Description

Two-bedroom house with 3400m² land in the Algarve – A Haven of Tranquility and Comfort Discover this charming two-bedroom house, located in a privileged location in southern Portugal. Integrated into a generous 3400m² plot, this property combines the serenity of nature with the proximity of essential amenities, making

Location

📍 37.1447°N, 8.5540°W

· Portimão, Algarve, Portugal

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

Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
3460 m²
Land Plot
3460 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$135K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.0%
$512/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
97.4 yr
Rental only

Property details

Year built: 1974
Energy: E
Condition: needs-renovation

Description

Two-bedroom house with 3400m² land in the Algarve – A Haven of Tranquility and Comfort Discover this charming two-bedroom house, located in a privileged location in southern Portugal. Integrated into a generous 3400m² plot, this property combines the serenity of nature with the proximity of essential amenities, making

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$121/night
50% ($56)Brixfox estimate($121/night)200% ($223)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$6,139
Airbnb data$121/night · 31% occupancy
Rental income
$121/night · 31% occ.
$13,818
Running costs (20%)
Utilities, cleaning, maintenance
-$2,764
Income tax (10%)
Indonesian rental income tax
-$3,869
Property tax
Annual property tax
-$1,046
Net income
1.0% ROI
$6,139

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$3,384,783
($2,632,609–$4,136,957)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$4,050,630

Gross yield (asking)

2.3%

True gross yield (all-in)

0.3%

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.

$2.4M$1.8M$1.2M$590K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $550K
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$30K
Total Position
$699K
+27%
4.9%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$65K
Total Position
$879K
+60%
4.8%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$152K
Total Position
$1.4M
+147%
4.6%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$269K
Total Position
$2.1M
+273%
4.5%/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
Weak
1.0% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Average
$112 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
3460 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 3460 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
Yield of 1.0% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.4%
$687/mo
40% occ.
1.9%
$945/mo
31% occ.
1.4%
$719/mo
current
41% occ.
2.0%
$977/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.