Detached house in Marrocos, Monte Canelas, Mexilhoeira Grande
Detached house in Marrocos, Monte Canelas, Mexilhoeira Grande — image 2Detached house in Marrocos, Monte Canelas, Mexilhoeira Grande — image 3Detached house in Marrocos, Monte Canelas, Mexilhoeira Grande — image 4Detached house in Marrocos, Monte Canelas, Mexilhoeira Grande — image 5
Grade Avillabudget

Detached house in Marrocos, Monte Canelas, Mexilhoeira Grande

Portimão · Western Algarve ·

€542,500

Asking Price (EUR)

7.7%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

11.9%

True Gross Yield

60%

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: €88,794/yr
Average Daily Rate: €403
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 7.6 years
5-yr Capital Value: €712,837
10-yr Capital Value: €867,275
Brixfox Score: 81.2 / 100
Comparable Properties: 7
Data Confidence: 65%
Search Radius: 6 km

True Investment Cost

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

€747,108

+37.7% over asking

Asking price€542,500
IMT — Property transfer tax (investment schedule)€31,230
IS — Stamp duty (0.8%)€4,340
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,138
Total acquisition costs€44,958
Renovation (est. €900/m² × 149 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€134,100
(€104,300–€163,900)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€747,108

Gross yield (asking price)

16.4%

True gross yield (all-in)

11.9%

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: 149 m²
Land: 11680 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1982
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched porchrural setting

Score Breakdown

ROI
25
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.03
Payback Speed
5
STR Suitability
3

Description

Ground Floor T4 House on 11,680 m² Land – Mexilhoeira Grande, Portimão We present this excellent ground-floor T4 house, located in the quiet and appreciated area of Mexilhoeira Grande, in Portimão. Set on a vast plot of 11,680 m², this property offers space, privacy, and enormous potential for those seeking quality of

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

Detached house in Marrocos, Monte Canelas, Mexilhoeira Grande

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
149 m²
Land Plot
11680 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 11.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+16.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$134K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.1%
$5,474/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
9.0 yr
Rental only

Property details

Year built: 1982
Energy: C
Condition: needs-renovation

Description

Ground Floor T4 House on 11,680 m² Land – Mexilhoeira Grande, Portimão We present this excellent ground-floor T4 house, located in the quiet and appreciated area of Mexilhoeira Grande, in Portimão. Set on a vast plot of 11,680 m², this property offers space, privacy, and enormous potential for those seeking quality of

Income Breakdown

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Nightly Rate (ADR)
$583/night
50% ($268)Brixfox estimate($583/night)200% ($1072)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$65,686
Airbnb data$583/night · 60% occupancy
Rental income
$583/night · 60% occ.
$128,303
Running costs (20%)
Utilities, cleaning, maintenance
-$25,661
Income tax (10%)
Indonesian rental income tax
-$35,925
Property tax
Annual property tax
-$1,032
Net income
11.1% ROI
$65,686

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$589,674
IMT (transfer tax, investment schedule)$33,946
Imposto de Selo (stamp duty)$4,717
Notary & registration$1,359
Legal / due diligence$8,846
Total acquisition costs$48,867
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$145,761
($113,370–$178,152)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$809,900

Gross yield (asking)

21.8%

True gross yield (all-in)

15.8%

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.

$5.3M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $543K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$660K
+22%
Rental Income
+$321K
Total Position
$981K
+81%
12.6%/yr
Year 10
Capital Value
$803K
+48%
Rental Income
+$693K
Total Position
$1.5M
+176%
10.7%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.6M
Total Position
$2.8M
+418%
8.6%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.9M
Total Position
$4.6M
+754%
7.4%/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
11.1% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$536 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
11680 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.1% — outperforms most villas in this market
Premium nightly rate of $536 — positioned in the top tier
Generous 11680 m² land — room for expansion or amenities

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

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
10.0%
$4,916/mo
50% occ.
12.5%
$6,157/mo
60% occ.
15.1%
$7,398/mo
current
70% occ.
17.6%
$8,639/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.