Detached house in Rua do Castelo, Centro, Alvor
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Grade Avillabudget

Detached house in Rua do Castelo, Centro, Alvor

Portimão · Western Algarve ·

€480,000

Asking Price (EUR)

10.7%

True Net Yield (Owner, all-in)

7.4%

True Net Yield (Managed, all-in)

16.5%

True Gross Yield

62%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €108,090/yr
Average Daily Rate: €480
Payback Period: 5.5 years
5-yr Capital Value: €630,713
10-yr Capital Value: €767,359
Brixfox Score: 75.1 / 100
Comparable Properties: 10
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€655,670

+36.6% over asking

Asking price€480,000
IMT — Property transfer tax (investment schedule)€26,230
IS — Stamp duty (0.8%)€3,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,200
Total acquisition costs€38,520
Renovation (est. €900/m² × 124 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€111,600
(€86,800–€136,400)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€655,670

Gross yield (asking price)

22.5%

True gross yield (all-in)

16.5%

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: 4
Bathrooms: 2
Building: 124 m²
Style: dated
Condition: needs-renovation
Year Built: 1950
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese street facadehalf-tiled walls in living area

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.48
Rental Demand
6.18
Payback Speed
5
STR Suitability
3

Description

Investment Property in Alvor – Excellent Opportunity We present this charming house located in Alvor, ideal for investment or private residence, featuring two independent floors with separate entrances, offering versatility and great rental potential. With a 62 m² footprint and 124 m² of total private area, the propert

Location

📍 37.1306°N, 8.5941°W

· Portimão, Algarve, Portugal

View on REMAX SUN →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua do Castelo, Centro, Alvor

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

Grade A investment — short-term rental yields 15.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+20.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$118K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.6%
$6,780/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.4 yr
Rental only

Property details

Year built: 1950
Energy: D
Condition: needs-renovation

Description

Investment Property in Alvor – Excellent Opportunity We present this charming house located in Alvor, ideal for investment or private residence, featuring two independent floors with separate entrances, offering versatility and great rental potential. With a 62 m² footprint and 124 m² of total private area, the propert

Income Breakdown

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Nightly Rate (ADR)
$702/night
50% ($323)Brixfox estimate($702/night)200% ($1292)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$81,361
Airbnb data$702/night · 62% occupancy
Rental income
$702/night · 62% occ.
$158,220
Running costs (20%)
Utilities, cleaning, maintenance
-$31,644
Income tax (10%)
Indonesian rental income tax
-$44,301
Property tax
Annual property tax
-$913
Net income
15.6% ROI
$81,361

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$521,739
IMT (transfer tax, investment schedule)$28,511
Imposto de Selo (stamp duty)$4,174
Notary & registration$1,359
Legal / due diligence$7,826
Total acquisition costs$41,870
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$121,304
($94,348–$148,261)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$710,511

Gross yield (asking)

30.3%

True gross yield (all-in)

22.3%

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.

$5.9M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $480K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$584K
+22%
Rental Income
+$397K
Total Position
$981K
+104%
15.4%/yr
Year 10
Capital Value
$711K
+48%
Rental Income
+$858K
Total Position
$1.6M
+227%
12.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$2.0M
Total Position
$3.1M
+538%
9.7%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$3.6M
Total Position
$5.1M
+966%
8.2%/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
Strong
15.6% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$646 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 15.6% — outperforms most villas in this market
Premium nightly rate of $646 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
14.2%
$6,164/mo
52% occ.
17.6%
$7,659/mo
62% occ.
21.1%
$9,153/mo
current
72% occ.
24.5%
$10,648/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.