Detached house in Rua da Bela Vista, Malheiro - Belmonte - Ladeira do Vau, Portimão
Detached house in Rua da Bela Vista, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 2Detached house in Rua da Bela Vista, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 3Detached house in Rua da Bela Vista, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 4Detached house in Rua da Bela Vista, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 5
Grade B+villamid-range

Detached house in Rua da Bela Vista, Malheiro - Belmonte - Ladeira do Vau, Portimão

Portimão · Western Algarve ·

€690,000

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.5%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €84,853/yr
Average Daily Rate: €525
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 10.2 years
5-yr Capital Value: €906,650
10-yr Capital Value: €1.1M
Brixfox Score: 72.3 / 100
Comparable Properties: 4
Data Confidence: 56%
Search Radius: 4 km

True Investment Cost

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

€806,380

+16.9% over asking

Asking price€690,000
IMT — Property transfer tax (investment schedule)€41,400
IS — Stamp duty (0.8%)€5,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,350
Total acquisition costs€58,520
Renovation (est. €55/m² × 272 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,960
(€8,160–€21,760)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€806,380

Gross yield (asking price)

12.3%

True gross yield (all-in)

10.5%

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: 5
Bathrooms: 5
Building: 272 m²
Style: portuguese-traditional
Condition: good
Year Built: 1985
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architectureterraced plotproximity to estuary/river

Score Breakdown

ROI
22.94
Visual Appeal
9.6
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.42
Payback Speed
4
STR Suitability
3

Description

House T5 for sale.

Location

📍 37.1684°N, 8.5326°W

· Portimão, Algarve, Portugal

View on RE/MAX Platina II →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua da Bela Vista, Malheiro - Belmonte - Ladeira do Vau, Portimão

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

Grade B+ investment — short-term rental yields 8.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+13.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$170K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$5,207/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.0 yr
Rental only

Property details

Year built: 1985
Energy: C
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$760/night
50% ($349)Brixfox estimate($760/night)200% ($1398)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$62,479
Airbnb data$760/night · 44% occupancy
Rental income
$760/night · 44% occ.
$122,676
Running costs (20%)
Utilities, cleaning, maintenance
-$24,535
Income tax (10%)
Indonesian rental income tax
-$34,349
Property tax
Annual property tax
-$1,312
Net income
8.3% ROI
$62,479

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$750,000
IMT (transfer tax, investment schedule)$45,000
Imposto de Selo (stamp duty)$6,000
Notary & registration$1,359
Legal / due diligence$11,250
Total acquisition costs$63,609
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,261
($8,870–$23,652)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$874,326

Gross yield (asking)

16.4%

True gross yield (all-in)

14.0%

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.

$5.7M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $690K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$839K
+22%
Rental Income
+$305K
Total Position
$1.1M
+66%
10.7%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$659K
Total Position
$1.7M
+144%
9.3%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.5M
Total Position
$3.1M
+343%
7.7%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.7M
Total Position
$5.0M
+621%
6.8%/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
8.3% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$699 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $699 — positioned in the top tier
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

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.6%
$4,743/mo
40% occ.
10.2%
$6,361/mo
44% occ.
11.3%
$7,047/mo
current
54% occ.
13.9%
$8,664/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.