Detached house in Portimão
Detached house in Portimão — image 2Detached house in Portimão — image 3Detached house in Portimão — image 4Detached house in Portimão — image 5
Grade Bvillaluxury

Detached house in Portimão

Portimão · Western Algarve ·

€3.5M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.5%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €58,780/yr
Average Daily Rate: €257
Payback Period: 72.5 years
5-yr Capital Value: €4.6M
10-yr Capital Value: €5.6M
Brixfox Score: 62.7 / 100
Comparable Properties: 23
Data Confidence: 87%
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)

1.7%

True gross yield (all-in)

1.5%

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: 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-inspired facadelarge windowsintegrated outdoor lighting

Score Breakdown

ROI
8.99
Visual Appeal
11.6
Ownership Security
13
Location
9.36
Land & Space
10.48
Rental Demand
6.26
Payback Speed
0
STR Suitability
3

Description

Impressive luxury villa with 3+1 bedrooms, swimming pool and outdoor leisure area, Alvor • Gross Private Area from 260m² • Construction Area of 575m² • Total land area 1,070m² • Year of construction 2023 • 3+1 bedrooms with 3 en suite bathrooms • Located in Alvor • 3.9 km from the beach Charming and sophisticated, th

Location

📍 37.1368°N, 8.5385°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

Detached house in Portimão

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

Grade B investment — short-term rental yields 1.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+5.9%
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
1.0%
$3,225/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
98.3 yr
Rental only

Property details

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

Description

Impressive luxury villa with 3+1 bedrooms, swimming pool and outdoor leisure area, Alvor • Gross Private Area from 260m² • Construction Area of 575m² • Total land area 1,070m² • Year of construction 2023 • 3+1 bedrooms with 3 en suite bathrooms • Located in Alvor • 3.9 km from the beach Charming and sophisticated, th

Income Breakdown

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Nightly Rate (ADR)
$382/night
50% ($176)Brixfox estimate($382/night)200% ($703)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$38,703
Airbnb data$382/night · 63% occupancy
Rental income
$382/night · 63% occ.
$87,233
Running costs (20%)
Utilities, cleaning, maintenance
-$17,447
Income tax (10%)
Indonesian rental income tax
-$24,425
Property tax
Annual property tax
-$6,658
Net income
1.0% ROI
$38,703

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)

2.3%

True gross yield (all-in)

2.1%

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.

$15.0M$11.3M$7.5M$3.8M$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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+22%
Rental Income
+$189K
Total Position
$4.4M
+27%
4.9%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$408K
Total Position
$5.6M
+60%
4.8%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$957K
Total Position
$8.6M
+146%
4.6%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$1.7M
Total Position
$13.0M
+273%
4.5%/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
1.0% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$351 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1070 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $351 — positioned in the top tier
Generous 1070 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 1.0% is below the market average — model your cashflow carefully

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

43% occ.
0.9%
$2,908/mo
53% occ.
1.2%
$3,721/mo
63% occ.
1.4%
$4,534/mo
current
73% occ.
1.7%
$5,347/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.