Semi-detached house in Centro da Vila, Mexilhoeira Grande
Semi-detached house in Centro da Vila, Mexilhoeira Grande — image 2Semi-detached house in Centro da Vila, Mexilhoeira Grande — image 3Semi-detached house in Centro da Vila, Mexilhoeira Grande — image 4Semi-detached house in Centro da Vila, Mexilhoeira Grande — image 5
Grade B+villamid-range

Semi-detached house in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€395,000

Asking Price (EUR)

7.3%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

11.3%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €52,745/yr
Average Daily Rate: €408
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 9.1 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 68.7 / 100
Comparable Properties: 6
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€468,750

+18.7% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €55/m² × 117 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,435
(€3,510–€9,360)
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)€468,750

Gross yield (asking price)

13.3%

True gross yield (all-in)

11.3%

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: 3
Building: 117 m²
Land: 129 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

lemon tree in courtyardrooftop terrace

Score Breakdown

ROI
24.42
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
3.53
Rental Demand
3.54
Payback Speed
4
STR Suitability
3

Description

Traditional Townhouse, with 2 floors, garden, 4 bedrooms, divided into 2 independent houses, located in the centre of Vila da Mexilhoeira Grande - Portimão / Alvor. The main house has on the ground floor an entrance hall, 1 bedroom, equipped kitchen, living and dining room area, shower room, garden and terrace with be

Location

📍 37.1608°N, 8.6161°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

Semi-detached house in Centro da Vila, Mexilhoeira Grande

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
117 m²
Land Plot
129 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 9.3% net return annually.

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The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+14.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$97K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.3%
$3,341/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.7 yr
Rental only

Property details

Year built: 1951
Energy: C
Condition: good

Description

Traditional Townhouse, with 2 floors, garden, 4 bedrooms, divided into 2 independent houses, located in the centre of Vila da Mexilhoeira Grande - Portimão / Alvor. The main house has on the ground floor an entrance hall, 1 bedroom, equipped kitchen, living and dining room area, shower room, garden and terrace with be

Income Breakdown

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Nightly Rate (ADR)
$608/night
50% ($280)Brixfox estimate($608/night)200% ($1119)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$40,095
Airbnb data$608/night · 35% occupancy
Rental income
$608/night · 35% occ.
$78,551
Running costs (20%)
Utilities, cleaning, maintenance
-$15,710
Income tax (10%)
Indonesian rental income tax
-$21,994
Property tax
Annual property tax
-$751
Net income
9.3% ROI
$40,095

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,995
($3,815–$10,174)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$507,337

Gross yield (asking)

18.3%

True gross yield (all-in)

15.5%

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.

$3.5M$2.6M$1.7M$873K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 10: 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
$481K
+22%
Rental Income
+$196K
Total Position
$676K
+71%
11.4%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$423K
Total Position
$1.0M
+155%
9.8%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$991K
Total Position
$1.9M
+370%
8.0%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.8M
Total Position
$3.0M
+669%
7.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.3% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$560 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
129 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.3% — outperforms most villas in this market
Premium nightly rate of $560 — 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 35% — 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.
10.7%
$3,823/mo
40% occ.
14.3%
$5,118/mo
35% occ.
12.6%
$4,519/mo
current
45% occ.
16.3%
$5,814/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.