Terraced house in Rua Vasco Pires, Zona Ribeirinha, Portimão Cidade, Portimão
Terraced house in Rua Vasco Pires, Zona Ribeirinha, Portimão Cidade, Portimão — image 2Terraced house in Rua Vasco Pires, Zona Ribeirinha, Portimão Cidade, Portimão — image 3Terraced house in Rua Vasco Pires, Zona Ribeirinha, Portimão Cidade, Portimão — image 4Terraced house in Rua Vasco Pires, Zona Ribeirinha, Portimão Cidade, Portimão — image 5
Grade Bvillamid-range

Terraced house in Rua Vasco Pires, Zona Ribeirinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€385,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

41%

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: €24,946/yr
Average Daily Rate: €167
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 19.3 years
5-yr Capital Value: €505,884
10-yr Capital Value: €615,486
Brixfox Score: 57.6 / 100
Comparable Properties: 13
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€454,185

+18.0% over asking

Asking price€385,000
IMT — Property transfer tax (investment schedule)€18,630
IS — Stamp duty (0.8%)€3,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,775
Total acquisition costs€28,735
Renovation (est. €55/m² × 150 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,250
(€4,500–€12,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€454,185

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.5%

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: 150 m²
Land: 64 m²
Style: portuguese-traditional
Condition: good
Year Built: 1968
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled facademarble staircase

Score Breakdown

ROI
15.78
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
1.59
Rental Demand
4.08
Payback Speed
2
STR Suitability
3

Description

We present this townhouse located in the riverside area of Portimão, offering high profitability potential after renovation. This is a property originally consisting of 3 floors, 3 bedrooms, 2 bathrooms, a kitchen, and a backyard. It is currently configured as two separate units with independent access, one being a t

Location

📍 37.1392°N, 8.5341°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Terraced house in Rua Vasco Pires, Zona Ribeirinha, Portimão Cidade, Portimão

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

Grade B investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$95K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$1,504/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.2 yr
Rental only

Property details

Year built: 1968
Energy: D
Condition: good

Description

We present this townhouse located in the riverside area of Portimão, offering high profitability potential after renovation. This is a property originally consisting of 3 floors, 3 bedrooms, 2 bathrooms, a kitchen, and a backyard. It is currently configured as two separate units with independent access, one being a t

Income Breakdown

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Nightly Rate (ADR)
$243/night
50% ($112)Brixfox estimate($243/night)200% ($446)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$18,054
Airbnb data$243/night · 41% occupancy
Rental income
$243/night · 41% occ.
$36,127
Running costs (20%)
Utilities, cleaning, maintenance
-$7,225
Income tax (10%)
Indonesian rental income tax
-$10,116
Property tax
Annual property tax
-$732
Net income
4.3% ROI
$18,054

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$418,478
IMT (transfer tax, investment schedule)$20,250
Imposto de Selo (stamp duty)$3,348
Notary & registration$1,359
Legal / due diligence$6,277
Total acquisition costs$31,234
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,967
($4,891–$13,043)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$491,505

Gross yield (asking)

8.6%

True gross yield (all-in)

7.4%

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$1.8M$1.2M$586K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $385K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$468K
+22%
Rental Income
+$88K
Total Position
$557K
+45%
7.7%/yr
Year 10
Capital Value
$570K
+48%
Rental Income
+$190K
Total Position
$760K
+97%
7.0%/yr
Year 20
Capital Value
$844K
+119%
Rental Income
+$446K
Total Position
$1.3M
+235%
6.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$790K
Total Position
$2.0M
+430%
5.7%/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
Average
4.3% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$223 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
64 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $223 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% is near 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.
4.3%
$1,488/mo
40% occ.
5.7%
$2,005/mo
current
41% occ.
5.9%
$2,046/mo
current
51% occ.
7.3%
$2,563/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.