Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor
Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor — image 2Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor — image 3Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor — image 4Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor — image 5
Grade Avillamid-range

Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor

Portimão · Western Algarve ·

€980,000

Asking Price (EUR)

8.8%

True Net Yield (Owner, all-in)

6.1%

True Net Yield (Managed, all-in)

13.5%

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: €150,819/yr
Average Daily Rate: €619
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 6.7 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 78.6 / 100
Comparable Properties: 5
Data Confidence: 63%
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

+13.7% over asking

Asking price€980,000
IMT — Property transfer tax (investment schedule)€58,800
IS — Stamp duty (0.8%)€7,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,700
Total acquisition costs€82,590
Renovation (est. €55/m² × 165 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,075
(€4,950–€13,200)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

15.4%

True gross yield (all-in)

13.5%

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: 5
Bathrooms: 3
Building: 165 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue shutterstraditional terracotta roof tileswhite stucco exterior

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
5.3
Rental Demand
8.14
Payback Speed
5
STR Suitability
3

Description

Prainha - Alvor - Portimão - 5-bedroom house with 165m2 and terraces totaling 58m2 This house is one of the first to be built in this well-known and exclusive 1970s development, with interior architecture designed by Maria José Salavisa. It is distributed in two separate spaces connected by a terrace: the main house wi

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

View on MSA - Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
165 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 12.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+17.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$241K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.8%
$11,363/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
7.8 yr
Rental only

Property details

Energy: C
Condition: good

Description

Prainha - Alvor - Portimão - 5-bedroom house with 165m2 and terraces totaling 58m2 This house is one of the first to be built in this well-known and exclusive 1970s development, with interior architecture designed by Maria José Salavisa. It is distributed in two separate spaces connected by a terrace: the main house wi

Income Breakdown

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Nightly Rate (ADR)
$894/night
50% ($411)Brixfox estimate($894/night)200% ($1646)
Occupancy
81%
10%Brixfox estimate(81%)100%

Short-Term Rental

Yearly income
$136,359
Airbnb data$894/night · 81% occupancy
Rental income
$894/night · 81% occ.
$265,814
Running costs (20%)
Utilities, cleaning, maintenance
-$53,163
Income tax (10%)
Indonesian rental income tax
-$74,428
Property tax
Annual property tax
-$1,864
Net income
12.8% ROI
$136,359

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$1,065,217
IMT (transfer tax, investment schedule)$63,913
Imposto de Selo (stamp duty)$8,522
Notary & registration$1,359
Legal / due diligence$15,978
Total acquisition costs$89,772
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,864
($5,380–$14,348)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$1,209,310

Gross yield (asking)

25.0%

True gross yield (all-in)

22.0%

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.

$10.5M$7.9M$5.3M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $980K
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
+90%
13.7%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$1.4M
Total Position
$2.9M
+195%
11.4%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$3.4M
Total Position
$5.5M
+463%
9.0%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$6.0M
Total Position
$9.1M
+833%
7.7%/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
Strong
12.8% annual return
Occupancy
Strong
81% average occupancy
Nightly Rate
Strong
$823 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.8% — outperforms most villas in this market
Strong occupancy at 81% — consistent booking demand
Premium nightly rate of $823 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

61% occ.
13.0%
$11,542/mo
71% occ.
15.1%
$13,446/mo
81% occ.
17.3%
$15,350/mo
current
91% occ.
19.4%
$17,255/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.