Detached house in Rua das Palmeiras, Aldeia do Carrasco - Vale da Arrancada, Portimão
Detached house in Rua das Palmeiras, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 2Detached house in Rua das Palmeiras, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 3Detached house in Rua das Palmeiras, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 4Detached house in Rua das Palmeiras, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 5
Grade Avillamid-range

Detached house in Rua das Palmeiras, Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve ·

€850,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 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: €78,741/yr
Average Daily Rate: €485
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 13.4 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 76.2 / 100
Comparable Properties: 7
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€972,465

+14.4% over asking

Asking price€850,000
IMT — Property transfer tax (investment schedule)€51,000
IS — Stamp duty (0.8%)€6,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,750
Total acquisition costs€71,800
Renovation (est. €55/m² × 193 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,615
(€5,790–€15,440)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€972,465

Gross yield (asking price)

9.3%

True gross yield (all-in)

8.1%

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: 4
Bathrooms: 2
Building: 193 m²
Land: 916 m²
Style: portuguese-traditional
Condition: good
Year Built: 1998
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled roofsprivate swimming poollandscaped garden

Score Breakdown

ROI
19.24
Visual Appeal
12.2
Ownership Security
13
Location
9.36
Land & Space
12
Rental Demand
4.44
Payback Speed
3
STR Suitability
3

Description

House T4 for sale (Oásis Park) Elegant 4-bedroom villa located in the prestigious Oasis Park Condominium in Portimão, distinguished by its comfort, privacy, and quality construction. The property features a meticulously landscaped garden, a swimming pool with a salt filtration system, and a closed garage with capacity

Location

📍 37.1548°N, 8.5590°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

Detached house in Rua das Palmeiras, Aldeia do Carrasco - Vale da Arrancada, Portimão

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
193 m²
Land Plot
916 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$209K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$4,822/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.0 yr
Rental only

Property details

Year built: 1998
Energy: D
Condition: good

Description

House T4 for sale (Oásis Park) Elegant 4-bedroom villa located in the prestigious Oasis Park Condominium in Portimão, distinguished by its comfort, privacy, and quality construction. The property features a meticulously landscaped garden, a swimming pool with a salt filtration system, and a closed garage with capacity

Income Breakdown

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Nightly Rate (ADR)
$705/night
50% ($324)Brixfox estimate($705/night)200% ($1298)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$57,863
Airbnb data$705/night · 44% occupancy
Rental income
$705/night · 44% occ.
$114,384
Running costs (20%)
Utilities, cleaning, maintenance
-$22,877
Income tax (10%)
Indonesian rental income tax
-$32,027
Property tax
Annual property tax
-$1,617
Net income
6.3% ROI
$57,863

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$923,913
IMT (transfer tax, investment schedule)$55,435
Imposto de Selo (stamp duty)$7,391
Notary & registration$1,359
Legal / due diligence$13,859
Total acquisition costs$78,043
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,538
($6,293–$16,783)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,054,853

Gross yield (asking)

12.4%

True gross yield (all-in)

10.8%

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.

$6.1M$4.6M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $850K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$283K
Total Position
$1.3M
+55%
9.1%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$610K
Total Position
$1.9M
+120%
8.2%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.4M
Total Position
$3.3M
+287%
7.0%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$2.5M
Total Position
$5.3M
+522%
6.3%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$649 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
916 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $649 — positioned in the top tier
Generous 916 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
Occupancy at 44% — factor in seasonal gaps

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

30% occ.
5.7%
$4,370/mo
40% occ.
7.6%
$5,871/mo
44% occ.
8.5%
$6,538/mo
current
54% occ.
10.4%
$8,039/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.