House in Centro da Vila, Mexilhoeira Grande
House in Centro da Vila, Mexilhoeira Grande — image 2House in Centro da Vila, Mexilhoeira Grande — image 3House in Centro da Vila, Mexilhoeira Grande — image 4House in Centro da Vila, Mexilhoeira Grande — image 5
Grade Bvillamid-range

House in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€900,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

26%

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: €56,065/yr
Average Daily Rate: €600
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 19.8 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 63.7 / 100
Comparable Properties: 4
Data Confidence: 55%
Search Radius: 4 km

True Investment Cost

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

€1.0M

+12.9% over asking

Asking price€900,000
IMT — Property transfer tax (investment schedule)€54,000
IS — Stamp duty (0.8%)€7,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,500
Total acquisition costs€75,950
Renovation€0 — move-in ready
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)€1.0M

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.5%

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: 4
Building: 185 m²
Land: 240 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

minimalist facadepergola covered outdoor loungesmall plunge pool

Score Breakdown

ROI
15.55
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5.57
Rental Demand
2.56
Payback Speed
2
STR Suitability
3

Description

Discover the perfect getaway in this stunning 4 bedroom villa located in Mexilhoeira Grande, with panoramic views of the countryside, sea and river. This exceptional property offers a luxurious and modern ambience, with high-quality finishes and a total area of 240m². Additional features include a garage, air conditio

Location

📍 37.1592°N, 8.6126°W

· Portimão, Algarve, Portugal

View on agency site →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Centro da Vila, Mexilhoeira Grande

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
185 m²
Land Plot
240 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$222K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$3,413/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.9 yr
Rental only

Property details

Year built: 2024
Energy: A+
Condition: new-build

Description

Discover the perfect getaway in this stunning 4 bedroom villa located in Mexilhoeira Grande, with panoramic views of the countryside, sea and river. This exceptional property offers a luxurious and modern ambience, with high-quality finishes and a total area of 240m². Additional features include a garage, air conditio

Income Breakdown

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Nightly Rate (ADR)
$878/night
50% ($404)Brixfox estimate($878/night)200% ($1615)
Occupancy
26%
10%Brixfox estimate(26%)100%

Short-Term Rental

Yearly income
$40,960
Airbnb data$878/night · 26% occupancy
Rental income
$878/night · 26% occ.
$82,062
Running costs (20%)
Utilities, cleaning, maintenance
-$16,412
Income tax (10%)
Indonesian rental income tax
-$22,977
Property tax
Annual property tax
-$1,712
Net income
4.2% ROI
$40,960

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$978,261
IMT (transfer tax, investment schedule)$58,696
Imposto de Selo (stamp duty)$7,826
Notary & registration$1,359
Legal / due diligence$14,674
Total acquisition costs$82,554
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,102,174

Gross yield (asking)

8.4%

True gross yield (all-in)

7.4%

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.

$5.4M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $900K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$200K
Total Position
$1.3M
+44%
7.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$432K
Total Position
$1.8M
+96%
7.0%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.0M
Total Position
$3.0M
+232%
6.2%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.8M
Total Position
$4.7M
+424%
5.7%/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
Average
4.2% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Strong
$807 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $807 — 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 4.2% 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.
6.7%
$5,463/mo
40% occ.
9.0%
$7,332/mo
26% occ.
5.7%
$4,645/mo
current
36% occ.
8.0%
$6,513/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.