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 ·

€860,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 15% 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: €73,007/yr
Average Daily Rate: €379
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 14.6 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 68.2 / 100
Comparable Properties: 14
Data Confidence: 64%
Search Radius: 6 km

True Investment Cost

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

€967,330

+12.5% over asking

Asking price€860,000
IMT — Property transfer tax (investment schedule)€51,600
IS — Stamp duty (0.8%)€6,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,900
Total acquisition costs€72,630
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)€967,330

Gross yield (asking price)

8.5%

True gross yield (all-in)

7.5%

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: 220 m²
Land: 292 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge pool (appears to be)large glass sliding doorsmulti-level design

Score Breakdown

ROI
18.32
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
6.44
Rental Demand
5.28
Payback Speed
3
STR Suitability
3

Description

This exceptional three-bedroom villa located within a peaceful and scenic environment, stands out for its seamless blend of contemporary architecture and refined comfort. Currently under construction, with completion scheduled for late 2025, the property is being developed to the highest architectural and functional

Location

📍 37.1570°N, 8.6283°W

· Portimão, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Pontalgar, Mexilhoeira Grande

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

Grade B+ investment — short-term rental yields 5.7% 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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$212K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$4,471/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
17.4 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

This exceptional three-bedroom villa located within a peaceful and scenic environment, stands out for its seamless blend of contemporary architecture and refined comfort. Currently under construction, with completion scheduled for late 2025, the property is being developed to the highest architectural and functional

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$552/night
50% ($254)Brixfox estimate($552/night)200% ($1016)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$53,653
Airbnb data$552/night · 53% occupancy
Rental income
$552/night · 53% occ.
$106,325
Running costs (20%)
Utilities, cleaning, maintenance
-$21,265
Income tax (10%)
Indonesian rental income tax
-$29,771
Property tax
Annual property tax
-$1,636
Net income
5.7% ROI
$53,653

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$934,783
IMT (transfer tax, investment schedule)$56,087
Imposto de Selo (stamp duty)$7,478
Notary & registration$1,359
Legal / due diligence$14,022
Total acquisition costs$78,946
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,049,272

Gross yield (asking)

11.4%

True gross yield (all-in)

10.1%

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.

$5.9M$4.4M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $860K
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 15: 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
$1.0M
+22%
Rental Income
+$262K
Total Position
$1.3M
+52%
8.8%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$566K
Total Position
$1.8M
+114%
7.9%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.3M
Total Position
$3.2M
+273%
6.8%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$2.3M
Total Position
$5.1M
+497%
6.1%/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
5.7% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$508 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 $508 — 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 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.
4.8%
$3,716/mo
43% occ.
6.3%
$4,891/mo
53% occ.
7.8%
$6,066/mo
current
63% occ.
9.3%
$7,241/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.