House in Alagoas - Pedregais, Alvor
House in Alagoas - Pedregais, Alvor — image 2House in Alagoas - Pedregais, Alvor — image 3House in Alagoas - Pedregais, Alvor — image 4House in Alagoas - Pedregais, Alvor — image 5
Grade B+villamid-range

House in Alagoas - Pedregais, Alvor

Portimão · Western Algarve ·

€1.6M

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

60%

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: €141,259/yr
Average Daily Rate: €646
-30.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%)
Payback Period: 13.8 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.6M
Brixfox Score: 74.1 / 100
Comparable Properties: 7
Data Confidence: 63%
Search Radius: 6 km

True Investment Cost

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

€1.8M

+14.1% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€120,000
IS — Stamp duty (0.8%)€12,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,000
Total acquisition costs€158,050
Renovation (est. €55/m² × 350 m²)
Light touch-ups — paint, fixtures, deep clean.		€19,250
(€10,500–€28,000)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,250
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.7%

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: 6
Bathrooms: 4
Building: 350 m²
Land: 920 m²
Style: dated
Condition: good
Year Built: 1997
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched entrywaytiled patiofireplace

Score Breakdown

ROI
18.96
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
11.5
Rental Demand
5.99
Payback Speed
3
STR Suitability
3

Description

Traditional 6-bedroom villa on a 920m2 plot in Montes de Alvor. The villa comprises, on the ground floor, an entrance hall, a living / dining room with a double-sided fireplace, a fitted kitchen with a pantry and laundry room and access to a rear patio where you'll find a barbecue ideal for enjoying outdoor meals, two

Location

📍 37.1449°N, 8.5814°W

· Portimão, Algarve, Portugal

View on BATISTA property →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Alagoas - Pedregais, Alvor

Inventory
6 Beds
Bathrooms
4 Baths
Built Area
350 m²
Land Plot
920 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$394K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$8,846/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
16.4 yr
Rental only

Property details

Year built: 1997
Energy: D
Condition: good

Description

Traditional 6-bedroom villa on a 920m2 plot in Montes de Alvor. The villa comprises, on the ground floor, an entrance hall, a living / dining room with a double-sided fireplace, a fitted kitchen with a pantry and laundry room and access to a rear patio where you'll find a barbecue ideal for enjoying outdoor meals, two

Income Breakdown

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Nightly Rate (ADR)
$960/night
50% ($442)Brixfox estimate($960/night)200% ($1766)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$106,153
Airbnb data$960/night · 60% occupancy
Rental income
$960/night · 60% occ.
$209,992
Running costs (20%)
Utilities, cleaning, maintenance
-$41,998
Income tax (10%)
Indonesian rental income tax
-$58,798
Property tax
Annual property tax
-$3,043
Net income
6.1% ROI
$106,153

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$1,739,130
IMT (transfer tax, investment schedule)$130,435
Imposto de Selo (stamp duty)$13,913
Notary & registration$1,359
Legal / due diligence$26,087
Total acquisition costs$171,793
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$20,924
($11,413–$30,435)
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$50,272
All-in investment$1,982,120

Gross yield (asking)

12.1%

True gross yield (all-in)

10.6%

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.

$11.3M$8.5M$5.7M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 14: 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
$1.9M
+22%
Rental Income
+$518K
Total Position
$2.5M
+54%
9.0%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$1.1M
Total Position
$3.5M
+118%
8.1%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$2.6M
Total Position
$6.1M
+283%
6.9%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$4.6M
Total Position
$9.8M
+515%
6.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.1% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$883 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
920 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $883 — positioned in the top tier
Generous 920 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 60% — 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

40% occ.
5.5%
$7,909/mo
50% occ.
6.9%
$9,953/mo
60% occ.
8.3%
$11,996/mo
current
70% occ.
9.7%
$14,040/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.