Terraced house in Centro, Alvor
Terraced house in Centro, Alvor — image 2Terraced house in Centro, Alvor — image 3Terraced house in Centro, Alvor — image 4Terraced house in Centro, Alvor — image 5
Grade Bvillamid-range

Terraced house in Centro, Alvor

Portimão · Western Algarve ·

€1.4M

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €73,947/yr
Average Daily Rate: €463
Payback Period: 24.4 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.3M
Brixfox Score: 58.9 / 100
Comparable Properties: 7
Data Confidence: 63%
Search Radius: 6 km

True Investment Cost

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

€1.7M

+15.5% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€108,750
IS — Stamp duty (0.8%)€11,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,750
Total acquisition costs€143,350
Renovation (est. €55/m² × 600 m²)
Light touch-ups — paint, fixtures, deep clean.		€33,000
(€18,000–€48,000)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,250
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

5.1%

True gross yield (all-in)

4.4%

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: 6
Bathrooms: 10
Building: 600 m²
Land: 200 m²
Style: portuguese-traditional
Condition: good
Year Built: 2014
Energy Certificate: B-
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

waterfront locationbalcony with sea viewtraditional Portuguese decor

Score Breakdown

ROI
14.08
Visual Appeal
11.4
Ownership Security
13
Location
8.4
Land & Space
3.64
Rental Demand
4.37
Payback Speed
1
STR Suitability
3

Description

Guest House in Alvor – Investment Opportunity This fully operational guest house, with 10 years of consolidated operations and a Local Accommodation license, is located in the heart of Alvor, just a few meters from the Ria and surrounded by the best restaurants and the typical bar street. With a 9.1 rating on the mai

Location

📍 37.1306°N, 8.5958°W

· Portimão, Algarve, Portugal

View on MIRA →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Terraced house in Centro, Alvor

Inventory
6 Beds
Bathrooms
10 Baths
Built Area
600 m²
Land Plot
200 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$357K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$4,419/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.7 yr
Rental only

Property details

Year built: 2014
Energy: B-
Condition: good

Description

Guest House in Alvor – Investment Opportunity This fully operational guest house, with 10 years of consolidated operations and a Local Accommodation license, is located in the heart of Alvor, just a few meters from the Ria and surrounded by the best restaurants and the typical bar street. With a 9.1 rating on the mai

Income Breakdown

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Nightly Rate (ADR)
$672/night
50% ($309)Brixfox estimate($672/night)200% ($1237)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$53,032
Airbnb data$672/night · 44% occupancy
Rental income
$672/night · 44% occ.
$107,288
Running costs (20%)
Utilities, cleaning, maintenance
-$21,458
Income tax (10%)
Indonesian rental income tax
-$30,041
Property tax
Annual property tax
-$2,758
Net income
3.4% ROI
$53,032

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$1,576,087
IMT (transfer tax, investment schedule)$118,207
Imposto de Selo (stamp duty)$12,609
Notary & registration$1,359
Legal / due diligence$23,641
Total acquisition costs$155,815
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$35,870
($19,565–$52,174)
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$50,272
All-in investment$1,818,043

Gross yield (asking)

6.8%

True gross yield (all-in)

5.9%

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.

$8.1M$6.1M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$259K
Total Position
$2.0M
+40%
6.9%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$559K
Total Position
$2.7M
+87%
6.4%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$1.3M
Total Position
$4.5M
+210%
5.8%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$2.3M
Total Position
$7.0M
+384%
5.4%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$618 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $618 — 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 3.4% 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.
3.1%
$4,064/mo
40% occ.
4.2%
$5,496/mo
44% occ.
4.6%
$6,028/mo
current
54% occ.
5.7%
$7,459/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.