Semi-detached house in Boavista, Portimão
Semi-detached house in Boavista, Portimão — image 2Semi-detached house in Boavista, Portimão — image 3Semi-detached house in Boavista, Portimão — image 4Semi-detached house in Boavista, Portimão — image 5
Grade Avillabudget

Semi-detached house in Boavista, Portimão

Portimão · Western Algarve ·

€300,000

Asking Price (EUR)

18.1%

True Net Yield (Owner, all-in)

12.6%

True Net Yield (Managed, all-in)

27.9%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €124,130/yr
Average Daily Rate: €513
Payback Period: 2.5 years
5-yr Capital Value: €394,196
10-yr Capital Value: €479,599
Brixfox Score: 79.3 / 100
Comparable Properties: 5
Data Confidence: 66%
Search Radius: 3 km

True Investment Cost

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

€444,947

+48.3% over asking

Asking price€300,000
IMT — Property transfer tax (investment schedule)€11,997
IS — Stamp duty (0.8%)€2,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,500
Total acquisition costs€20,147
Renovation (est. €350/m² × 274 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€95,900
(€68,500–€123,300)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€444,947

Gross yield (asking price)

41.4%

True gross yield (all-in)

27.9%

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: 5
Building: 274 m²
Style: dated
Condition: fair

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
7.94
Payback Speed
5
STR Suitability
3

Description

V5 Semi-Detached House – Unique Opportunity! We present a magnificent V5 house, ideal for those seeking comfort, space, and quality of life! Comprising ground floor and first floor, this house stands out for its excellent natural light, ample areas, and welcoming atmosphere. Ground Floor (90 m²) 2 bedrooms (one lar

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

Semi-detached house in Boavista, Portimão

Inventory
5 Beds
Bathrooms
0 Baths
Built Area
274 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 30.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+39.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$74K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
30.0%
$9,425/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
3 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
2.9 yr
Rental only

Property details

Condition: fair

Description

V5 Semi-Detached House – Unique Opportunity! We present a magnificent V5 house, ideal for those seeking comfort, space, and quality of life! Comprising ground floor and first floor, this house stands out for its excellent natural light, ample areas, and welcoming atmosphere. Ground Floor (90 m²) 2 bedrooms (one lar

Income Breakdown

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Nightly Rate (ADR)
$754/night
50% ($347)Brixfox estimate($754/night)200% ($1387)
Occupancy
79%
10%Brixfox estimate(79%)100%

Short-Term Rental

Yearly income
$113,101
Airbnb data$754/night · 79% occupancy
Rental income
$754/night · 79% occ.
$218,599
Running costs (20%)
Utilities, cleaning, maintenance
-$43,720
Income tax (10%)
Indonesian rental income tax
-$61,208
Property tax
Annual property tax
-$571
Net income
30.0% ROI
$113,101

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$326,087
IMT (transfer tax, investment schedule)$13,040
Imposto de Selo (stamp duty)$2,609
Notary & registration$1,359
Legal / due diligence$4,891
Total acquisition costs$21,899
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$104,239
($74,457–$134,022)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$29,239
All-in investment$481,464

Gross yield (asking)

67.0%

True gross yield (all-in)

45.4%

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.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $300K
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 3: rental income alone has repaid the full purchase price.
2x return
Year 3: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$365K
+22%
Rental Income
+$552K
Total Position
$917K
+206%
25.1%/yr
Year 10
Capital Value
$444K
+48%
Rental Income
+$1.2M
Total Position
$1.6M
+446%
18.5%/yr
Year 20
Capital Value
$657K
+119%
Rental Income
+$2.8M
Total Position
$3.5M
+1051%
13.0%/yr
Year 30
Capital Value
$973K
+224%
Rental Income
+$5.0M
Total Position
$5.9M
+1874%
10.5%/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
30.0% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Strong
$694 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 30.0% — outperforms most villas in this market
Strong occupancy at 79% — consistent booking demand
Premium nightly rate of $694 — positioned in the top tier

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

59% occ.
34.9%
$9,494/mo
69% occ.
40.8%
$11,099/mo
79% occ.
46.8%
$12,704/mo
current
89% occ.
52.7%
$14,309/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.