Detached house in Monte Canelas, Mexilhoeira Grande
Detached house in Monte Canelas, Mexilhoeira Grande — image 2Detached house in Monte Canelas, Mexilhoeira Grande — image 3Detached house in Monte Canelas, Mexilhoeira Grande — image 4Detached house in Monte Canelas, Mexilhoeira Grande — image 5
Grade Bvillabudget

Detached house in Monte Canelas, Mexilhoeira Grande

Portimão · Western Algarve ·

€198,500

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €13,388/yr
Average Daily Rate: €89
Payback Period: 18.4 years
5-yr Capital Value: €260,826
10-yr Capital Value: €317,335
Brixfox Score: 59.3 / 100
Comparable Properties: 84
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€236,608

+19.2% over asking

Asking price€198,500
IMT — Property transfer tax (investment schedule)€4,892
IS — Stamp duty (0.8%)€1,588
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,978
Total acquisition costs€10,708
Renovation (est. €350/m² × 34 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€11,900
(€8,500–€15,300)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€236,608

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.7%

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: 1
Building: 34 m²
Style: dated
Condition: fair

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

patterned kitchen tileslight green kitchen cabinetryrooftop terrace

Score Breakdown

ROI
16.13
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
2.68
Rental Demand
4.13
Payback Speed
2
STR Suitability
3

Description

House T2 for sale.

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

Detached house in Monte Canelas, Mexilhoeira Grande

Inventory
1 Beds
Bathrooms
0 Baths
Built Area
34 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$49K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$812/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
22.1 yr
Rental only

Property details

Condition: fair

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$129/night
50% ($59)Brixfox estimate($129/night)200% ($237)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$9,744
Airbnb data$129/night · 41% occupancy
Rental income
$129/night · 41% occ.
$19,464
Running costs (20%)
Utilities, cleaning, maintenance
-$3,893
Income tax (10%)
Indonesian rental income tax
-$5,450
Property tax
Annual property tax
-$378
Net income
4.5% ROI
$9,744

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$215,761
IMT (transfer tax, investment schedule)$5,317
Imposto de Selo (stamp duty)$1,726
Notary & registration$1,359
Legal / due diligence$3,237
Total acquisition costs$11,639
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$12,935
($9,239–$16,630)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$255,009

Gross yield (asking)

9.0%

True gross yield (all-in)

7.6%

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.

$1.2M$923K$615K$308K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $199K
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 18: 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
$242K
+22%
Rental Income
+$48K
Total Position
$289K
+46%
7.8%/yr
Year 10
Capital Value
$294K
+48%
Rental Income
+$103K
Total Position
$397K
+100%
7.2%/yr
Year 20
Capital Value
$435K
+119%
Rental Income
+$241K
Total Position
$676K
+240%
6.3%/yr
Year 30
Capital Value
$644K
+224%
Rental Income
+$426K
Total Position
$1.1M
+439%
5.8%/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
Average
4.5% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Average
$119 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 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 4.5% 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.
4.4%
$793/mo
40% occ.
5.9%
$1,068/mo
41% occ.
6.1%
$1,104/mo
current
51% occ.
7.7%
$1,379/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.