House in Centro, Alvor
House in Centro, Alvor — image 2House in Centro, Alvor — image 3House in Centro, Alvor — image 4House in Centro, Alvor — image 5
Grade Bvillamid-range

House in Centro, Alvor

Portimão · Western Algarve ·

€437,000

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.4%

True Gross Yield

32%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €37,493/yr
Average Daily Rate: €319
Payback Period: 14.4 years
5-yr Capital Value: €574,212
10-yr Capital Value: €698,616
Brixfox Score: 61.1 / 100
Comparable Properties: 11
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€507,856

+16.2% over asking

Asking price€437,000
IMT — Property transfer tax (investment schedule)€22,790
IS — Stamp duty (0.8%)€3,496
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,555
Total acquisition costs€34,091
Renovation (est. €55/m² × 83 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,565
(€2,490–€6,640)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€507,856

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.4%

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: 2
Building: 83 m²
Land: 61 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal viewopen-plan living area

Score Breakdown

ROI
18.49
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
1.96
Rental Demand
3.22
Payback Speed
3
STR Suitability
3

Description

Internal Reference: DS03 Casa Algarvia, T3 in the historic center of Alvor. House located in the heart of Alvor, a charming fishing village known for its tranquility and pleasant atmosphere. With 3 spacious bedrooms and 2 bathrooms, this house is perfect for families or couples who want to enjoy all the comfort and s

Location

📍 37.1305°N, 8.5945°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

House in Centro, Alvor

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
83 m²
Land Plot
61 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.8% net return annually.

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The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$108K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$2,309/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.1 yr
Rental only

Property details

Energy: F
Condition: good

Description

Internal Reference: DS03 Casa Algarvia, T3 in the historic center of Alvor. House located in the heart of Alvor, a charming fishing village known for its tranquility and pleasant atmosphere. With 3 spacious bedrooms and 2 bathrooms, this house is perfect for families or couples who want to enjoy all the comfort and s

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$467/night
50% ($215)Brixfox estimate($467/night)200% ($860)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$27,709
Airbnb data$467/night · 32% occupancy
Rental income
$467/night · 32% occ.
$54,885
Running costs (20%)
Utilities, cleaning, maintenance
-$10,977
Income tax (10%)
Indonesian rental income tax
-$15,368
Property tax
Annual property tax
-$831
Net income
5.8% ROI
$27,709

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$475,000
IMT (transfer tax, investment schedule)$24,772
Imposto de Selo (stamp duty)$3,800
Notary & registration$1,359
Legal / due diligence$7,125
Total acquisition costs$37,055
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,962
($2,707–$7,217)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$549,843

Gross yield (asking)

11.6%

True gross yield (all-in)

10.0%

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.

$3.0M$2.3M$1.5M$756K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $437K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$532K
+22%
Rental Income
+$135K
Total Position
$667K
+53%
8.8%/yr
Year 10
Capital Value
$647K
+48%
Rental Income
+$292K
Total Position
$939K
+115%
8.0%/yr
Year 20
Capital Value
$958K
+119%
Rental Income
+$685K
Total Position
$1.6M
+276%
6.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.2M
Total Position
$2.6M
+502%
6.2%/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
Good
5.8% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$430 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
61 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $430 — 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 32% — 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.
7.4%
$2,915/mo
40% occ.
9.9%
$3,910/mo
32% occ.
7.9%
$3,132/mo
current
42% occ.
10.4%
$4,127/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.