House in Pontalgar, Mexilhoeira Grande
House in Pontalgar, Mexilhoeira Grande — image 2House in Pontalgar, Mexilhoeira Grande — image 3House in Pontalgar, Mexilhoeira Grande — image 4House in Pontalgar, Mexilhoeira Grande — image 5
Grade Bvillabudget

House in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€640,000

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.7%

True Gross Yield

16%

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: €24,474/yr
Average Daily Rate: €415
-13.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), Has pool (0%), Budget finish (-12%)
Payback Period: 32.6 years
5-yr Capital Value: €840,950
10-yr Capital Value: €1.0M
Brixfox Score: 56.2 / 100
Comparable Properties: 6
Data Confidence: 54%
Search Radius: 6 km

True Investment Cost

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

€917,720

+43.4% over asking

Asking price€640,000
IMT — Property transfer tax (investment schedule)€38,400
IS — Stamp duty (0.8%)€5,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,600
Total acquisition costs€54,370
Renovation (est. €900/m² × 217 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€195,300
(€151,900–€238,700)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,050
All-in investment (incl. renovation & furnishing)€917,720

Gross yield (asking price)

3.8%

True gross yield (all-in)

2.7%

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: 4
Bathrooms: 3
Building: 217 m²
Land: 7920 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1989
Energy Certificate: E
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturearched doorwaysoutdoor covered patio

Score Breakdown

ROI
11.36
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
1.62
Payback Speed
0
STR Suitability
3

Description

Renovation Project - 4 bedroom country Villa with Pool & Annex near Mexilhoeira Grande ● Living area 217m², Construction area 217m² ● Plot 7920m² ● Year of construction 1989 ● 4 Bedroom, 3 Bathrooms ● Private terraces ● Annex ● Distance to the beach 7,8km This 4 bedroom country retreat has great potential and, with

Location

📍 37.1636°N, 8.6386°W

· Portimão, Algarve, Portugal

View on Togofor Homes →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Pontalgar, Mexilhoeira Grande

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
217 m²
Land Plot
7920 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$158K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$1,436/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
40.4 yr
Rental only

Property details

Year built: 1989
Energy: E
Condition: needs-renovation

Description

Renovation Project - 4 bedroom country Villa with Pool & Annex near Mexilhoeira Grande ● Living area 217m², Construction area 217m² ● Plot 7920m² ● Year of construction 1989 ● 4 Bedroom, 3 Bathrooms ● Private terraces ● Annex ● Distance to the beach 7,8km This 4 bedroom country retreat has great potential and, with

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$601/night
50% ($277)Brixfox estimate($601/night)200% ($1106)
Occupancy
16%
10%Brixfox estimate(16%)100%

Short-Term Rental

Yearly income
$17,226
Airbnb data$601/night · 16% occupancy
Rental income
$601/night · 16% occ.
$35,468
Running costs (20%)
Utilities, cleaning, maintenance
-$7,094
Income tax (10%)
Indonesian rental income tax
-$9,931
Property tax
Annual property tax
-$1,217
Net income
2.5% ROI
$17,226

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$695,652
IMT (transfer tax, investment schedule)$41,739
Imposto de Selo (stamp duty)$5,565
Notary & registration$1,359
Legal / due diligence$10,435
Total acquisition costs$59,098
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$212,283
($165,109–$259,457)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$28,315
All-in investment$995,348

Gross yield (asking)

5.1%

True gross yield (all-in)

3.6%

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.

$3.3M$2.4M$1.6M$814K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $640K
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$779K
+22%
Rental Income
+$84K
Total Position
$863K
+35%
6.2%/yr
Year 10
Capital Value
$947K
+48%
Rental Income
+$182K
Total Position
$1.1M
+76%
5.8%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$426K
Total Position
$1.8M
+186%
5.4%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$754K
Total Position
$2.8M
+342%
5.1%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Weak
16% average occupancy
Nightly Rate
Strong
$553 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
7920 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $553 — positioned in the top tier
Generous 7920 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 2.5% 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.
6.5%
$3,739/mo
40% occ.
8.7%
$5,020/mo
16% occ.
3.4%
$1,968/mo
current
26% occ.
5.6%
$3,248/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.