House in Monte Canelas, Mexilhoeira Grande
House in Monte Canelas, Mexilhoeira Grande — image 2House in Monte Canelas, Mexilhoeira Grande — image 3House in Monte Canelas, Mexilhoeira Grande — image 4House in Monte Canelas, Mexilhoeira Grande — image 5
Grade B+villabudget

House in Monte Canelas, Mexilhoeira Grande

Portimão · Western Algarve ·

€540,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €65,604/yr
Average Daily Rate: €378
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 10.2 years
5-yr Capital Value: €709,552
10-yr Capital Value: €863,278
Brixfox Score: 72.6 / 100
Comparable Properties: 5
Data Confidence: 63%
Search Radius: 3 km

True Investment Cost

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

€1.1M

+95.4% over asking

Asking price€540,000
IMT — Property transfer tax (investment schedule)€31,030
IS — Stamp duty (0.8%)€4,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,100
Total acquisition costs€44,700
Renovation (est. €900/m² × 498 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€448,200
(€348,600–€547,800)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

12.2%

True gross yield (all-in)

6.2%

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: 3
Bathrooms: 2
Building: 498 m²
Land: 67160 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

orange groverural setting

Score Breakdown

ROI
22.83
Visual Appeal
4.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.76
Payback Speed
4
STR Suitability
3

Description

Farmhouse with Orange Grove Business for Renovation in Mexilhoeira Grande, Lagos • Living area from 218 m² • Total construction area 498 m² • Plot area 6.716 hectares • 3 bedrooms • Located in Mexilhoeira Grande • 11km from the coast This uniquely large farmhouse proudly sits within 6.716 hectares of land, bearing va

Location

📍 37.1815°N, 8.6073°W

· Portimão, Algarve, Portugal

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

House in Monte Canelas, Mexilhoeira Grande

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
498 m²
Land Plot
67160 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+13.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$133K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$4,048/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.1 yr
Rental only

Property details

Year built: 1951
Energy: Not indicated
Condition: needs-renovation

Description

Farmhouse with Orange Grove Business for Renovation in Mexilhoeira Grande, Lagos • Living area from 218 m² • Total construction area 498 m² • Plot area 6.716 hectares • 3 bedrooms • Located in Mexilhoeira Grande • 11km from the coast This uniquely large farmhouse proudly sits within 6.716 hectares of land, bearing va

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$550/night
50% ($253)Brixfox estimate($550/night)200% ($1011)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$48,572
Airbnb data$550/night · 48% occupancy
Rental income
$550/night · 48% occ.
$95,383
Running costs (20%)
Utilities, cleaning, maintenance
-$19,077
Income tax (10%)
Indonesian rental income tax
-$26,707
Property tax
Annual property tax
-$1,027
Net income
8.3% ROI
$48,572

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$586,957
IMT (transfer tax, investment schedule)$33,728
Imposto de Selo (stamp duty)$4,696
Notary & registration$1,359
Legal / due diligence$8,804
Total acquisition costs$48,587
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$487,174
($378,913–$595,435)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$1,144,674

Gross yield (asking)

16.3%

True gross yield (all-in)

8.3%

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.

$4.5M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $540K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$657K
+22%
Rental Income
+$237K
Total Position
$894K
+66%
10.6%/yr
Year 10
Capital Value
$799K
+48%
Rental Income
+$512K
Total Position
$1.3M
+143%
9.3%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.2M
Total Position
$2.4M
+341%
7.7%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.1M
Total Position
$3.9M
+618%
6.8%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$506 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
67160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $506 — positioned in the top tier
Generous 67160 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
7.0%
$3,424/mo
40% occ.
9.4%
$4,594/mo
48% occ.
11.2%
$5,478/mo
current
58% occ.
13.6%
$6,648/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.