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 Bvillabudget

Quinta in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€319,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

22%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €30,544/yr
Average Daily Rate: €383
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 13.0 years
5-yr Capital Value: €419,161
10-yr Capital Value: €509,974
Brixfox Score: 64.8 / 100
Comparable Properties: 4
Data Confidence: 55%
Search Radius: 4 km

True Investment Cost

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

€541,987

+69.9% over asking

Asking price€319,000
IMT — Property transfer tax (investment schedule)€13,350
IS — Stamp duty (0.8%)€2,552
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,785
Total acquisition costs€21,937
Renovation (est. €900/m² × 195 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€175,500
(€136,500–€214,500)
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)€541,987

Gross yield (asking price)

9.6%

True gross yield (all-in)

5.6%

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: 195 m²
Land: 1680 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1984
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional rural architecturelarge plot of land

Score Breakdown

ROI
19.58
Visual Appeal
3.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.18
Payback Speed
3
STR Suitability
3

Description

House T4 | Land 1.680m2 | Fruit Trees | 2 Wells | Cistern | Rural tourism | Hostel | Large Mussel You certainly won't find a property like this! In nature but at the same time 5 to 10 minutes from daily services as well as all access to the A22, EN125, the magnificent surrounding beaches, Autódromo Internacional do A

Location

📍 37.1567°N, 8.6158°W

· Portimão, Algarve, Portugal

View on BP Algarve Realty →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Quinta in Centro da Vila, Mexilhoeira Grande

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
195 m²
Land Plot
1680 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 6.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$79K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$1,864/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

Property details

Year built: 1984
Energy: F
Condition: needs-renovation

Description

House T4 | Land 1.680m2 | Fruit Trees | 2 Wells | Cistern | Rural tourism | Hostel | Large Mussel You certainly won't find a property like this! In nature but at the same time 5 to 10 minutes from daily services as well as all access to the A22, EN125, the magnificent surrounding beaches, Autódromo Internacional do A

Income Breakdown

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Nightly Rate (ADR)
$555/night
50% ($255)Brixfox estimate($555/night)200% ($1021)
Occupancy
22%
10%Brixfox estimate(22%)100%

Short-Term Rental

Yearly income
$22,373
Airbnb data$555/night · 22% occupancy
Rental income
$555/night · 22% occ.
$44,191
Running costs (20%)
Utilities, cleaning, maintenance
-$8,838
Income tax (10%)
Indonesian rental income tax
-$12,374
Property tax
Annual property tax
-$607
Net income
6.5% ROI
$22,373

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$346,739
IMT (transfer tax, investment schedule)$14,511
Imposto de Selo (stamp duty)$2,774
Notary & registration$1,359
Legal / due diligence$5,201
Total acquisition costs$23,845
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$190,761
($148,370–$233,152)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$586,942

Gross yield (asking)

12.7%

True gross yield (all-in)

7.5%

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.

$2.3M$1.7M$1.2M$579K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $319K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$388K
+22%
Rental Income
+$109K
Total Position
$497K
+56%
9.3%/yr
Year 10
Capital Value
$472K
+48%
Rental Income
+$236K
Total Position
$708K
+122%
8.3%/yr
Year 20
Capital Value
$699K
+119%
Rental Income
+$553K
Total Position
$1.3M
+292%
7.1%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$979K
Total Position
$2.0M
+531%
6.3%/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
Good
6.5% annual return
Occupancy
Weak
22% average occupancy
Nightly Rate
Strong
$510 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
1680 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $510 — positioned in the top tier
Generous 1680 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
Occupancy at 22% — 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.
12.1%
$3,493/mo
40% occ.
16.2%
$4,674/mo
22% occ.
8.7%
$2,528/mo
current
32% occ.
12.8%
$3,709/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.