Detached house in Portimão
Detached house in Portimão — image 2Detached house in Portimão — image 3Detached house in Portimão — image 4Detached house in Portimão — image 5
Grade B+villaluxury

Detached house in Portimão

Portimão · Western Algarve ·

€4M

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

35%

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: €144,753/yr
Average Daily Rate: €1141
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 34.3 years
5-yr Capital Value: €5.3M
10-yr Capital Value: €6.4M
Brixfox Score: 67.6 / 100
Comparable Properties: 6
Data Confidence: 55%
Search Radius: 10 km

True Investment Cost

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

€4.5M

+12.0% over asking

Asking price€4M
IMT — Property transfer tax (investment schedule)€300,000
IS — Stamp duty (0.8%)€32,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€60,000
Total acquisition costs€393,250
Renovation€0 — move-in ready
Furnishing & STR launch (7bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€88,700
All-in investment (incl. renovation & furnishing)€4.5M

Gross yield (asking price)

3.6%

True gross yield (all-in)

3.2%

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: 7
Bathrooms: 7
Building: 472 m²
Land: 10455 m²
Style: contemporary
Condition: excellent
Year Built: 2013
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolglass railingsclean lineslandscaped gardens

Score Breakdown

ROI
11.15
Visual Appeal
15.6
Ownership Security
13
Location
9.36
Land & Space
12
Rental Demand
3.48
Payback Speed
0
STR Suitability
3

Description

Your dream villa is a truly extraordinary property, offering a perfect combination of luxury, comfort and functionality on an area of 10,455 m². Every detail has been thought out to provide an incomparable living experience. Let's explore the features of this impressive residence: Outdoor Area: -Manicured Gardens - E

Location

📍 37.1402°N, 8.5358°W

· Portimão, Algarve, Portugal

View on CasaHome →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Portimão

Inventory
7 Beds
Bathrooms
7 Baths
Built Area
472 m²
Land Plot
10455 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$985K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.3%
$8,486/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
42.7 yr
Rental only

Property details

Year built: 2013
Energy: A
Condition: excellent

Description

Your dream villa is a truly extraordinary property, offering a perfect combination of luxury, comfort and functionality on an area of 10,455 m². Every detail has been thought out to provide an incomparable living experience. Let's explore the features of this impressive residence: Outdoor Area: -Manicured Gardens - E

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,658/night
50% ($763)Brixfox estimate($1,658/night)200% ($3051)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$101,837
Airbnb data$1,658/night · 35% occupancy
Rental income
$1,658/night · 35% occ.
$210,473
Running costs (20%)
Utilities, cleaning, maintenance
-$42,095
Income tax (10%)
Indonesian rental income tax
-$58,932
Property tax
Annual property tax
-$7,609
Net income
2.3% ROI
$101,837

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$4,347,826
IMT (transfer tax, investment schedule)$326,087
Imposto de Selo (stamp duty)$34,783
Notary & registration$1,359
Legal / due diligence$65,217
Total acquisition costs$427,446
RenovationMove-in ready
Furnishing & STR launch
7bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$94,239
All-in investment$4,869,511

Gross yield (asking)

4.8%

True gross yield (all-in)

4.3%

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.

$20.0M$15.0M$10.0M$5.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $4.0M
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.9M
+22%
Rental Income
+$497K
Total Position
$5.4M
+34%
6.0%/yr
Year 10
Capital Value
$5.9M
+48%
Rental Income
+$1.1M
Total Position
$7.0M
+75%
5.7%/yr
Year 20
Capital Value
$8.8M
+119%
Rental Income
+$2.5M
Total Position
$11.3M
+182%
5.3%/yr
Year 30
Capital Value
$13.0M
+224%
Rental Income
+$4.5M
Total Position
$17.4M
+336%
5.0%/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
Weak
2.3% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$1526 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
10455 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1526 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 10455 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% is below 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.
2.7%
$9,958/mo
40% occ.
3.7%
$13,489/mo
35% occ.
3.2%
$11,642/mo
current
45% occ.
4.2%
$15,173/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.