Detached house in Rua do Colégio, Portimão
Detached house in Rua do Colégio, Portimão — image 2Detached house in Rua do Colégio, Portimão — image 3Detached house in Rua do Colégio, Portimão — image 4Detached house in Rua do Colégio, Portimão — image 5
Grade B+villamid-range

Detached house in Rua do Colégio, Portimão

Portimão · Western Algarve ·

€274,000

Asking Price (EUR)

13.2%

True Net Yield (Owner, all-in)

9.2%

True Net Yield (Managed, all-in)

20.3%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 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: €68,438/yr
Average Daily Rate: €473
+7.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 4.9 years
5-yr Capital Value: €360,032
10-yr Capital Value: €438,034
Brixfox Score: 72.4 / 100
Comparable Properties: 6
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€336,539

+22.8% over asking

Asking price€274,000
IMT — Property transfer tax (investment schedule)€10,177
IS — Stamp duty (0.8%)€2,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,110
Total acquisition costs€17,729
Renovation (est. €55/m² × 132 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,260
(€3,960–€10,560)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€336,539

Gross yield (asking price)

25.0%

True gross yield (all-in)

20.3%

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: 4
Bathrooms: 2
Building: 132 m²
Land: 66 m²
Style: contemporary
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracemodern kitchen cabinetry

Score Breakdown

ROI
25
Visual Appeal
11.4
Ownership Security
13
Location
9.36
Land & Space
1.72
Rental Demand
3.97
Payback Speed
5
STR Suitability
3

Description

4 bedroom villa in Portimão consisting of RC 1st floor and terrace. In the RC we have a living room, an open space kitchen and storage room, two bedrooms and a bathroom. RC is fully renovated ready to move in. On the 1st floor we have two bedrooms, a living room, a kitchen with storage room and bathroom (to be renova

Location

📍 37.1399°N, 8.5391°W

· Portimão, Algarve, Portugal

View on Imobipera →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua do Colégio, Portimão

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
132 m²
Land Plot
66 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 17.3% 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
+22.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$67K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.3%
$4,305/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.8 yr
Rental only

Property details

Energy: D
Condition: good

Description

4 bedroom villa in Portimão consisting of RC 1st floor and terrace. In the RC we have a living room, an open space kitchen and storage room, two bedrooms and a bathroom. RC is fully renovated ready to move in. On the 1st floor we have two bedrooms, a living room, a kitchen with storage room and bathroom (to be renova

Income Breakdown

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Nightly Rate (ADR)
$693/night
50% ($319)Brixfox estimate($693/night)200% ($1275)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$51,664
Airbnb data$693/night · 40% occupancy
Rental income
$693/night · 40% occ.
$100,357
Running costs (20%)
Utilities, cleaning, maintenance
-$20,071
Income tax (10%)
Indonesian rental income tax
-$28,100
Property tax
Annual property tax
-$521
Net income
17.3% ROI
$51,664

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$297,826
IMT (transfer tax, investment schedule)$11,062
Imposto de Selo (stamp duty)$2,383
Notary & registration$1,359
Legal / due diligence$4,467
Total acquisition costs$19,271
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,891
($4,304–$11,478)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$363,629

Gross yield (asking)

33.7%

True gross yield (all-in)

27.6%

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.

$3.6M$2.7M$1.8M$906K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $274K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$333K
+22%
Rental Income
+$252K
Total Position
$586K
+114%
16.4%/yr
Year 10
Capital Value
$406K
+48%
Rental Income
+$545K
Total Position
$950K
+247%
13.2%/yr
Year 20
Capital Value
$600K
+119%
Rental Income
+$1.3M
Total Position
$1.9M
+585%
10.1%/yr
Year 30
Capital Value
$889K
+224%
Rental Income
+$2.3M
Total Position
$3.2M
+1050%
8.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
17.3% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$638 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
66 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 17.3% — outperforms most villas in this market
Premium nightly rate of $638 — 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 40% — 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.
17.7%
$4,384/mo
40% occ.
23.6%
$5,860/mo
current
40% occ.
23.4%
$5,811/mo
current
50% occ.
29.4%
$7,287/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.