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 C+villaluxury

House in Alagoas - Pedregais, Alvor

Portimão · Western Algarve ·

€3.5M

Asking Price (EUR)

0.4%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

0.6%

True Gross Yield

22%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €22,087/yr
Average Daily Rate: €278
Payback Period: 195.6 years
5-yr Capital Value: €4.6M
10-yr Capital Value: €5.6M
Brixfox Score: 54.8 / 100
Comparable Properties: 3
Data Confidence: 67%
Search Radius: 2 km

True Investment Cost

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

€3.9M

+11.4% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€3.9M

Gross yield (asking price)

0.6%

True gross yield (all-in)

0.6%

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: 3
Bathrooms: 4
Building: 575 m²
Land: 1070 m²
Style: contemporary
Condition: new-build
Year Built: 2023
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

classical facade elementslarge format windowsintegrated outdoor living space

Score Breakdown

ROI
7.74
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
10.48
Rental Demand
2.17
Payback Speed
0
STR Suitability
3

Description

Impressive 3+1 bedroom luxury villa with pool and outdoor entertainment area, Alvor •Living Area from 260m² •Total Area from 575m² •Total Plot Area 1070m² •Year of construction 2023 •3+1 Bedrooms with 3 en-suite bathrooms •Located in Alvor •3.9km to the beach Charming and sophisticated, this property includes all you

Location

📍 37.1451°N, 8.5822°W

· Portimão, Algarve, Portugal

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

House in Alagoas - Pedregais, Alvor

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
575 m²
Land Plot
1070 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 0.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+5.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$862K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.3%
$846/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2023
Energy: A
Condition: new-build

Description

Impressive 3+1 bedroom luxury villa with pool and outdoor entertainment area, Alvor •Living Area from 260m² •Total Area from 575m² •Total Plot Area 1070m² •Year of construction 2023 •3+1 Bedrooms with 3 en-suite bathrooms •Located in Alvor •3.9km to the beach Charming and sophisticated, this property includes all you

Income Breakdown

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Nightly Rate (ADR)
$408/night
50% ($187)Brixfox estimate($408/night)200% ($750)
Occupancy
22%
10%Brixfox estimate(22%)100%

Short-Term Rental

Yearly income
$10,150
Airbnb data$408/night · 22% occupancy
Rental income
$408/night · 22% occ.
$32,322
Running costs (20%)
Utilities, cleaning, maintenance
-$6,464
Income tax (10%)
Indonesian rental income tax
-$9,050
Property tax
Annual property tax
-$6,658
Net income
0.3% ROI
$10,150

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$3,804,348
IMT (transfer tax, investment schedule)$285,326
Imposto de Selo (stamp duty)$30,435
Notary & registration$1,359
Legal / due diligence$57,065
Total acquisition costs$374,185
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$4,234,293

Gross yield (asking)

0.8%

True gross yield (all-in)

0.8%

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.

$14.1M$10.6M$7.0M$3.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.5M
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.
2x return
Year 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+22%
Rental Income
+$50K
Total Position
$4.3M
+23%
4.2%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$107K
Total Position
$5.3M
+51%
4.2%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$251K
Total Position
$7.9M
+126%
4.2%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$444K
Total Position
$11.8M
+237%
4.1%/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
Weak
0.3% annual return
Occupancy
Weak
22% average occupancy
Nightly Rate
Strong
$375 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1070 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $375 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1070 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.3% 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.
0.6%
$2,048/mo
40% occ.
0.9%
$2,916/mo
22% occ.
0.4%
$1,331/mo
current
32% occ.
0.7%
$2,198/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.