Detached house in Rua do Parque Industrial, Boavista, Portimão
Detached house in Rua do Parque Industrial, Boavista, Portimão — image 2Detached house in Rua do Parque Industrial, Boavista, Portimão — image 3Detached house in Rua do Parque Industrial, Boavista, Portimão — image 4Detached house in Rua do Parque Industrial, Boavista, Portimão — image 5
Grade C+villabudget

Detached house in Rua do Parque Industrial, Boavista, Portimão

Portimão · Western Algarve ·

€990,000

Asking Price (EUR)

0.3%

True Net Yield (Owner, all-in)

0.2%

True Net Yield (Managed, all-in)

0.4%

True Gross Yield

21%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €6,072/yr
Average Daily Rate: €79
-38.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 203.8 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 46.4 / 100
Comparable Properties: 7
Data Confidence: 63%
Search Radius: 3 km

True Investment Cost

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

€1.4M

+46.1% over asking

Asking price€990,000
IMT — Property transfer tax (investment schedule)€59,400
IS — Stamp duty (0.8%)€7,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,850
Total acquisition costs€83,420
Renovation (est. €900/m² × 390 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€351,000
(€273,000–€429,000)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

0.6%

True gross yield (all-in)

0.4%

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: 3
Bathrooms: 4
Building: 390 m²
Land: 300 m²
Style: dated
Condition: needs-renovation
Year Built: 1994
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
7.71
Visual Appeal
5.4
Ownership Security
13
Location
9.36
Land & Space
5.83
Rental Demand
2.09
Payback Speed
0
STR Suitability
3

Description

 A fantastic opportunity to start your own business.   This property consists of an excellent, fully equipped, well-known cake factory with many years of service and a large client base.   The factory is fully operational, with excellent monthly/annual revenue, and can be shown to potential clients after screening.   I

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua do Parque Industrial, Boavista, Portimão

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

Grade C+ investment — short-term rental yields 0.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+5.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$244K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.2%
$223/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 1994
Energy: E
Condition: needs-renovation

Description

 A fantastic opportunity to start your own business.   This property consists of an excellent, fully equipped, well-known cake factory with many years of service and a large client base.   The factory is fully operational, with excellent monthly/annual revenue, and can be shown to potential clients after screening.   I

Income Breakdown

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Nightly Rate (ADR)
$115/night
50% ($53)Brixfox estimate($115/night)200% ($211)
Occupancy
21%
10%Brixfox estimate(21%)100%

Short-Term Rental

Yearly income
$2,679
Airbnb data$115/night · 21% occupancy
Rental income
$115/night · 21% occ.
$8,773
Running costs (20%)
Utilities, cleaning, maintenance
-$1,755
Income tax (10%)
Indonesian rental income tax
-$2,456
Property tax
Annual property tax
-$1,883
Net income
0.2% ROI
$2,679

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$1,076,087
IMT (transfer tax, investment schedule)$64,565
Imposto de Selo (stamp duty)$8,609
Notary & registration$1,359
Legal / due diligence$16,141
Total acquisition costs$90,674
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$381,522
($296,739–$466,304)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$1,570,239

Gross yield (asking)

0.8%

True gross yield (all-in)

0.6%

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.

$4.0M$3.0M$2.0M$997K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $990K
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 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$13K
Total Position
$1.2M
+23%
4.2%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$28K
Total Position
$1.5M
+51%
4.2%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$66K
Total Position
$2.2M
+126%
4.2%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$117K
Total Position
$3.3M
+236%
4.1%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.2% annual return
Occupancy
Weak
21% average occupancy
Nightly Rate
Average
$106 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.2% is below 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.
0.6%
$576/mo
40% occ.
0.9%
$821/mo
21% occ.
0.4%
$355/mo
current
31% occ.
0.7%
$599/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.