Palace in Rua do Carvalho, 8, Portimão, Portimão
Palace in Rua do Carvalho, 8, Portimão, Portimão — image 2Palace in Rua do Carvalho, 8, Portimão, Portimão — image 3Palace in Rua do Carvalho, 8, Portimão, Portimão — image 4Palace in Rua do Carvalho, 8, Portimão, Portimão — image 5
Grade B+villabudget

Palace in Rua do Carvalho, 8, Portimão, Portimão

Portimão · Western Algarve ·

€650,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (1 comps, 51% confidence).

5.3%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.2%

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: €129,815/yr
Average Daily Rate: €533
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 5.8 years
5-yr Capital Value: €854,090
10-yr Capital Value: €1.0M
Brixfox Score: 72.2 / 100
Comparable Properties: 1
Data Confidence: 51%
Search Radius: 15 km

True Investment Cost

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

€1.6M

+144.6% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation (est. €900/m² × 940 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€846,000
(€658,000–€1.0M)
Furnishing & STR launch (8bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€38,950
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

20.0%

True gross yield (all-in)

8.2%

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: 8
Building: 940 m²
Style: portuguese-traditional
Condition: needs-renovation

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional stone door frameornate ironwork above main entrance

Score Breakdown

ROI
25
Visual Appeal
3.6
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
7.21
Payback Speed
5
STR Suitability
3

Description

The Palacete para Reabilitação is located in the heart of the historic center of Portimão, located on the charming Rua do Comércio, a pedestrian street full of charm and personality. The majestic and imposing façade of the building dominates the commercial street, attracting the attention of all who pass by. The proper

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Palace in Rua do Carvalho, 8, Portimão, Portimão

Inventory
8 Beds
Bathrooms
0 Baths
Built Area
940 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 14.7% 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
+19.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$160K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.7%
$8,673/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
6.8 yr
Rental only

Property details

Condition: needs-renovation

Description

The Palacete para Reabilitação is located in the heart of the historic center of Portimão, located on the charming Rua do Comércio, a pedestrian street full of charm and personality. The majestic and imposing façade of the building dominates the commercial street, attracting the attention of all who pass by. The proper

Income Breakdown

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Nightly Rate (ADR)
$770/night
50% ($354)Brixfox estimate($770/night)200% ($1417)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$104,080
Airbnb data$770/night · 72% occupancy
Rental income
$770/night · 72% occ.
$202,532
Running costs (20%)
Utilities, cleaning, maintenance
-$40,506
Income tax (10%)
Indonesian rental income tax
-$56,709
Property tax
Annual property tax
-$1,236
Net income
14.7% ROI
$104,080

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$706,522
IMT (transfer tax, investment schedule)$42,391
Imposto de Selo (stamp duty)$5,652
Notary & registration$1,359
Legal / due diligence$10,598
Total acquisition costs$60,000
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$919,565
($715,217–$1,123,913)
Furnishing & STR launch
8bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$40,163
All-in investment$1,726,250

Gross yield (asking)

28.7%

True gross yield (all-in)

11.7%

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.

$7.7M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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 7: 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
$791K
+22%
Rental Income
+$508K
Total Position
$1.3M
+100%
14.9%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$1.1M
Total Position
$2.1M
+217%
12.2%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$2.6M
Total Position
$4.0M
+515%
9.5%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$4.6M
Total Position
$6.7M
+925%
8.1%/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
Strong
14.7% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Strong
$708 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.7% — outperforms most villas in this market
Premium nightly rate of $708 — positioned in the top tier
Freehold ownership — maximum long-term security

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

52% occ.
14.3%
$8,433/mo
62% occ.
17.1%
$10,072/mo
72% occ.
19.9%
$11,711/mo
current
82% occ.
22.7%
$13,351/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.