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 A+villamid-range

House in Monte Canelas, Mexilhoeira Grande

Portimão · Western Algarve ·

€790,000

Asking Price (EUR)

9.2%

True Net Yield (Owner, all-in)

6.4%

True Net Yield (Managed, all-in)

14.2%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €127,836/yr
Average Daily Rate: €530
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 7.7 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 85.3 / 100
Comparable Properties: 4
Data Confidence: 53%
Search Radius: 6 km

True Investment Cost

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

€902,220

+14.2% over asking

Asking price€790,000
IMT — Property transfer tax (investment schedule)€47,400
IS — Stamp duty (0.8%)€6,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,850
Total acquisition costs€66,820
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€902,220

Gross yield (asking price)

16.2%

True gross yield (all-in)

14.2%

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: 5
Bathrooms: 3
Building: 255 m²
Land: 517 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming poollarge sliding glass doorsopen-plan living areabalcony

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
10.7
Rental Demand
6.6
Payback Speed
5
STR Suitability
3

Description

Off plan 4+1 bedroom luxury villa in a tranquil country suburb between Lagos and Portimao • Living area approx. 200m², Construction area 255m² • Plot size 517m² • Build time approx. 10 months • 4+1 bedrooms • 3 Bathrooms, (1 en-suite) • Use of advanced building materials • Distance from beach 13km This approved, off

Location

📍 37.2055°N, 8.5941°W

· Portimão, Algarve, Portugal

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

House in Monte Canelas, Mexilhoeira Grande

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
255 m²
Land Plot
517 m²
Tenure
Freehold
Yield Curve Status

Grade A+ investment — short-term rental yields 11.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score85
GradeA+
Brixfox Intelligence
85A+Excellent
Score Breakdown
ROI & Yield94%
Capital Growth89%
Risk Profile86%
Market Demand85%

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
+15.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$194K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.0%
$7,884/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.1 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Off plan 4+1 bedroom luxury villa in a tranquil country suburb between Lagos and Portimao • Living area approx. 200m², Construction area 255m² • Plot size 517m² • Build time approx. 10 months • 4+1 bedrooms • 3 Bathrooms, (1 en-suite) • Use of advanced building materials • Distance from beach 13km This approved, off

Income Breakdown

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Nightly Rate (ADR)
$767/night
50% ($353)Brixfox estimate($767/night)200% ($1411)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$94,610
Airbnb data$767/night · 66% occupancy
Rental income
$767/night · 66% occ.
$184,833
Running costs (20%)
Utilities, cleaning, maintenance
-$36,967
Income tax (10%)
Indonesian rental income tax
-$51,753
Property tax
Annual property tax
-$1,503
Net income
11.0% ROI
$94,610

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$858,696
IMT (transfer tax, investment schedule)$51,522
Imposto de Selo (stamp duty)$6,870
Notary & registration$1,359
Legal / due diligence$12,880
Total acquisition costs$72,630
RenovationMove-in ready
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$978,500

Gross yield (asking)

21.5%

True gross yield (all-in)

18.9%

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.

$7.7M$5.8M$3.9M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $790K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$961K
+22%
Rental Income
+$462K
Total Position
$1.4M
+80%
12.5%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$998K
Total Position
$2.2M
+174%
10.6%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$2.3M
Total Position
$4.1M
+415%
8.5%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$4.1M
Total Position
$6.7M
+749%
7.4%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.0% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$705 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
517 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.0% — outperforms most villas in this market
Premium nightly rate of $705 — positioned in the top tier
Generous 517 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

46% occ.
10.3%
$7,392/mo
56% occ.
12.6%
$9,025/mo
66% occ.
14.9%
$10,657/mo
current
76% occ.
17.2%
$12,290/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.