Quinta in Centro da Vila, Mexilhoeira Grande
Quinta in Centro da Vila, Mexilhoeira Grande — image 2Quinta in Centro da Vila, Mexilhoeira Grande — image 3Quinta in Centro da Vila, Mexilhoeira Grande — image 4Quinta in Centro da Vila, Mexilhoeira Grande — image 5
Grade C+villabudget

Quinta in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€2.5M

Asking Price (EUR)

0.7%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

1.1%

True Gross Yield

22%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 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: €32,136/yr
Average Daily Rate: €392
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 96.0 years
5-yr Capital Value: €3.3M
10-yr Capital Value: €4.0M
Brixfox Score: 53.4 / 100
Comparable Properties: 4
Data Confidence: 53%
Search Radius: 4 km

True Investment Cost

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

€2.8M

+13.6% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€187,500
IS — Stamp duty (0.8%)€20,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€37,500
Total acquisition costs€246,250
Renovation (est. €350/m² × 193 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€67,550
(€48,250–€86,850)
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)€2.8M

Gross yield (asking price)

1.3%

True gross yield (all-in)

1.1%

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: 1
Building: 193 m²
Land: 2100000 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

natural landscapewater features (lakes/dams)

Score Breakdown

ROI
8.52
Visual Appeal
6.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.24
Payback Speed
0
STR Suitability
3

Description

Property with Great Potential in Portimão This property, with a total area of 210 hectares and a prime location in the municipality of Portimão, offers enormous potential. It is close to the A22 and N125, with easy access to the municipality of Lagos. Important distances include: 11 km from Portimão, 13 km from Lagos,

Location

📍 37.1596°N, 8.6158°W

· Portimão, Algarve, Portugal

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

Quinta in Centro da Vila, Mexilhoeira Grande

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
193 m²
Land Plot
2100000 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 0.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$615K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.7%
$1,642/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: Exempt
Condition: fair

Description

Property with Great Potential in Portimão This property, with a total area of 210 hectares and a prime location in the municipality of Portimão, offers enormous potential. It is close to the A22 and N125, with easy access to the municipality of Lagos. Important distances include: 11 km from Portimão, 13 km from Lagos,

Income Breakdown

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Nightly Rate (ADR)
$574/night
50% ($264)Brixfox estimate($574/night)200% ($1057)
Occupancy
22%
10%Brixfox estimate(22%)100%

Short-Term Rental

Yearly income
$19,704
Airbnb data$574/night · 22% occupancy
Rental income
$574/night · 22% occ.
$47,037
Running costs (20%)
Utilities, cleaning, maintenance
-$9,407
Income tax (10%)
Indonesian rental income tax
-$13,170
Property tax
Annual property tax
-$4,755
Net income
0.7% ROI
$19,704

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$2,717,391
IMT (transfer tax, investment schedule)$203,804
Imposto de Selo (stamp duty)$21,739
Notary & registration$1,359
Legal / due diligence$40,761
Total acquisition costs$267,663
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$73,424
($52,446–$94,402)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$3,084,076

Gross yield (asking)

1.7%

True gross yield (all-in)

1.5%

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.

$10.3M$7.7M$5.2M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.5M
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.0M
+22%
Rental Income
+$96K
Total Position
$3.1M
+26%
4.6%/yr
Year 10
Capital Value
$3.7M
+48%
Rental Income
+$208K
Total Position
$3.9M
+56%
4.6%/yr
Year 20
Capital Value
$5.5M
+119%
Rental Income
+$487K
Total Position
$6.0M
+139%
4.4%/yr
Year 30
Capital Value
$8.1M
+224%
Rental Income
+$862K
Total Position
$9.0M
+259%
4.4%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.7% annual return
Occupancy
Weak
22% average occupancy
Nightly Rate
Strong
$528 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
2100000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $528 — positioned in the top tier
Generous 2100000 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.7% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.4%
$3,272/mo
40% occ.
2.0%
$4,494/mo
22% occ.
1.0%
$2,347/mo
current
32% occ.
1.6%
$3,570/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.