Detached house in Montes de Alvor, Alvor
Detached house in Montes de Alvor, Alvor — image 2Detached house in Montes de Alvor, Alvor — image 3Detached house in Montes de Alvor, Alvor — image 4Detached house in Montes de Alvor, Alvor — image 5
Grade B+villamid-range

Detached house in Montes de Alvor, Alvor

Portimão · Western Algarve ·

€550,000

Asking Price (EUR)

18.4%

True Net Yield (Owner, all-in)

12.7%

True Net Yield (Managed, all-in)

28.3%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €180,755/yr
Average Daily Rate: €919
Payback Period: 3.8 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 72.7 / 100
Comparable Properties: 5
Data Confidence: 69%
Search Radius: 2 km

True Investment Cost

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

€638,630

+16.1% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation€0 — move-in ready
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)€638,630

Gross yield (asking price)

32.9%

True gross yield (all-in)

28.3%

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: 3
Building: 197 m²
Land: 128 m²
Style: contemporary
Condition: new-build
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
2.91
Rental Demand
5.39
Payback Speed
5
STR Suitability
3

Description

5-bedroom house undergoing renovation – Montes de Alvor, 2 Minutes from Alvor Center (Portimão, Algarve) Sophisticated 3-floor villa, fully renovated, located in a quiet area of Montes de Alvor, just 2 minutes from the charming village center of Alvor and its renowned beaches. Ideal for permanent residence, holiday ho

Location

📍 37.1483°N, 8.5882°W

· Portimão, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Montes de Alvor, Alvor

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
197 m²
Land Plot
128 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 22.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+27.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$135K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
22.7%
$11,326/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.4 yr
Rental only

Property details

Energy: D
Condition: new-build

Description

5-bedroom house undergoing renovation – Montes de Alvor, 2 Minutes from Alvor Center (Portimão, Algarve) Sophisticated 3-floor villa, fully renovated, located in a quiet area of Montes de Alvor, just 2 minutes from the charming village center of Alvor and its renowned beaches. Ideal for permanent residence, holiday ho

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,339/night
50% ($616)Brixfox estimate($1,339/night)200% ($2463)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$135,915
Airbnb data$1,339/night · 54% occupancy
Rental income
$1,339/night · 54% occ.
$263,387
Running costs (20%)
Utilities, cleaning, maintenance
-$52,677
Income tax (10%)
Indonesian rental income tax
-$73,748
Property tax
Annual property tax
-$1,046
Net income
22.7% ROI
$135,915

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
RenovationMove-in ready
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$691,989

Gross yield (asking)

44.1%

True gross yield (all-in)

38.1%

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.

$8.9M$6.7M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$664K
Total Position
$1.3M
+142%
19.4%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$1.4M
Total Position
$2.2M
+309%
15.1%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$3.4M
Total Position
$4.6M
+730%
11.2%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$5.9M
Total Position
$7.7M
+1306%
9.2%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
22.7% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$1231 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
128 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 22.7% — outperforms most villas in this market
Premium nightly rate of $1231 — 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 54% — 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

34% occ.
19.2%
$9,577/mo
44% occ.
24.9%
$12,427/mo
54% occ.
30.7%
$15,277/mo
current
64% occ.
36.4%
$18,127/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.