Detached house in Vale das Hortas - Tapada da Penina, Alvor
Detached house in Vale das Hortas - Tapada da Penina, Alvor — image 2Detached house in Vale das Hortas - Tapada da Penina, Alvor — image 3Detached house in Vale das Hortas - Tapada da Penina, Alvor — image 4Detached house in Vale das Hortas - Tapada da Penina, Alvor — image 5
Grade Avillamid-range

Detached house in Vale das Hortas - Tapada da Penina, Alvor

Portimão · Western Algarve ·

€1.3M

Asking Price (EUR)

8.5%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

13.0%

True Gross Yield

60%

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: €199,344/yr
Average Daily Rate: €906
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 8.4 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.1M
Brixfox Score: 84.2 / 100
Comparable Properties: 8
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€1.5M

+14.5% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€100,125
IS — Stamp duty (0.8%)€10,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,025
Total acquisition costs€132,080
Renovation (est. €55/m² × 300 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,500
(€9,000–€24,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

14.9%

True gross yield (all-in)

13.0%

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: 4
Building: 300 m²
Land: 3610 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private gardenswimming pooloutdoor dining areatraditional Portuguese paving

Score Breakdown

ROI
25
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.03
Payback Speed
4
STR Suitability
3

Description

Vila Golfinho The villa is located within Hotel Penina & Golf Resort, Alvor, Algarve, which was considered the best resort and best golf course in Europe by World Travel Awards, the ‘oscars’ os tourism.  The villa is attached to one of the holes of the pretigiousPenina’s Golf Course, designed by Henry Cotton.  It was i

Location

📍 37.1566°N, 8.5766°W

· Portimão, Algarve, Portugal

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

Detached house in Vale das Hortas - Tapada da Penina, Alvor

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
300 m²
Land Plot
3610 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 10.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score84
GradeA
Brixfox Intelligence
84AExcellent
Score Breakdown
ROI & Yield92%
Capital Growth88%
Risk Profile85%
Market Demand84%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$329K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.2%
$12,274/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.9 yr
Rental only

Property details

Year built: 2003
Energy: D
Condition: good

Description

Vila Golfinho The villa is located within Hotel Penina & Golf Resort, Alvor, Algarve, which was considered the best resort and best golf course in Europe by World Travel Awards, the ‘oscars’ os tourism.  The villa is attached to one of the holes of the pretigiousPenina’s Golf Course, designed by Henry Cotton.  It was i

Income Breakdown

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Nightly Rate (ADR)
$1,310/night
50% ($602)Brixfox estimate($1,310/night)200% ($2410)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$147,288
Airbnb data$1,310/night · 60% occupancy
Rental income
$1,310/night · 60% occ.
$288,130
Running costs (20%)
Utilities, cleaning, maintenance
-$57,626
Income tax (10%)
Indonesian rental income tax
-$80,677
Property tax
Annual property tax
-$2,539
Net income
10.2% ROI
$147,288

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$1,451,087
IMT (transfer tax, investment schedule)$108,832
Imposto de Selo (stamp duty)$11,609
Notary & registration$1,359
Legal / due diligence$21,766
Total acquisition costs$143,565
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$17,935
($9,783–$26,087)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,659,761

Gross yield (asking)

19.9%

True gross yield (all-in)

17.4%

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.

$12.4M$9.3M$6.2M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$719K
Total Position
$2.3M
+76%
11.9%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$1.6M
Total Position
$3.5M
+164%
10.2%/yr
Year 20
Capital Value
$2.9M
+119%
Rental Income
+$3.6M
Total Position
$6.6M
+392%
8.3%/yr
Year 30
Capital Value
$4.3M
+224%
Rental Income
+$6.4M
Total Position
$10.8M
+707%
7.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.2% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$1205 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
3610 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.2% — outperforms most villas in this market
Premium nightly rate of $1205 — positioned in the top tier
Generous 3610 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
9.1%
$11,019/mo
50% occ.
11.4%
$13,807/mo
60% occ.
13.7%
$16,596/mo
current
70% occ.
16.0%
$19,385/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.