Detached house in Rua António Feu, Praia da Rocha, Portimão
Detached house in Rua António Feu, Praia da Rocha, Portimão — image 2Detached house in Rua António Feu, Praia da Rocha, Portimão — image 3Detached house in Rua António Feu, Praia da Rocha, Portimão — image 4Detached house in Rua António Feu, Praia da Rocha, Portimão — image 5
Grade B+villamid-range

Detached house in Rua António Feu, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€3.9M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (1 comps, 51% confidence).

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

47%

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: €271,306/yr
Average Daily Rate: €1593
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 17.9 years
5-yr Capital Value: €5.1M
10-yr Capital Value: €6.2M
Brixfox Score: 69.6 / 100
Comparable Properties: 1
Data Confidence: 51%
Search Radius: 15 km

True Investment Cost

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

€4.4M

+13.3% over asking

Asking price€3.9M
IMT — Property transfer tax (investment schedule)€292,500
IS — Stamp duty (0.8%)€31,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€58,500
Total acquisition costs€383,450
Renovation (est. €55/m² × 1085 m²)
Light touch-ups — paint, fixtures, deep clean.		€59,675
(€32,550–€86,800)
Furnishing & STR launch (11bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€75,000
All-in investment (incl. renovation & furnishing)€4.4M

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.1%

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: 11
Bathrooms: 16
Building: 1085 m²
Land: 1085 m²
Style: portuguese-traditional
Condition: good
Year Built: 1940
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional blue shuttersornate wooden ceilingcobblestone promenadedecorative exterior wall

Score Breakdown

ROI
16.39
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
9.33
Rental Demand
4.67
Payback Speed
2
STR Suitability
3

Description

Vila Lido – A Historical Icon by the Sea in Praia da Rocha Built in 1940, Vila Lido is one of the most emblematic villas in Praia da Rocha, combining the timeless charm of a historic property, with the modernity and sophistication that make it a true joy in the heart of the Algarve. Located on the seafront, this exclu

Location

📍 37.1200°N, 8.5396°W

· Portimão, Algarve, Portugal

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

Detached house in Rua António Feu, Praia da Rocha, Portimão

Inventory
11 Beds
Bathrooms
16 Baths
Built Area
1085 m²
Land Plot
1085 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$960K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$16,478/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
21.4 yr
Rental only

Property details

Year built: 1940
Energy: B
Condition: good

Description

Vila Lido – A Historical Icon by the Sea in Praia da Rocha Built in 1940, Vila Lido is one of the most emblematic villas in Praia da Rocha, combining the timeless charm of a historic property, with the modernity and sophistication that make it a true joy in the heart of the Algarve. Located on the seafront, this exclu

Income Breakdown

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Nightly Rate (ADR)
$2,316/night
50% ($1065)Brixfox estimate($2,316/night)200% ($4261)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$197,734
Airbnb data$2,316/night · 47% occupancy
Rental income
$2,316/night · 47% occ.
$394,524
Running costs (20%)
Utilities, cleaning, maintenance
-$78,905
Income tax (10%)
Indonesian rental income tax
-$110,467
Property tax
Annual property tax
-$7,418
Net income
4.7% ROI
$197,734

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$4,239,130
IMT (transfer tax, investment schedule)$317,935
Imposto de Selo (stamp duty)$33,913
Notary & registration$1,359
Legal / due diligence$63,587
Total acquisition costs$416,793
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$64,864
($35,380–$94,348)
Furnishing & STR launch
11bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$79,348
All-in investment$4,800,136

Gross yield (asking)

9.3%

True gross yield (all-in)

8.2%

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.

$24.5M$18.4M$12.2M$6.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.9M
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.7M
+22%
Rental Income
+$966K
Total Position
$5.7M
+46%
7.9%/yr
Year 10
Capital Value
$5.8M
+48%
Rental Income
+$2.1M
Total Position
$7.9M
+101%
7.3%/yr
Year 20
Capital Value
$8.5M
+119%
Rental Income
+$4.9M
Total Position
$13.4M
+244%
6.4%/yr
Year 30
Capital Value
$12.6M
+224%
Rental Income
+$8.7M
Total Position
$21.3M
+446%
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
4.7% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$2131 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1085 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $2131 — positioned in the top tier
Generous 1085 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% 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.
4.0%
$14,175/mo
40% occ.
5.4%
$19,107/mo
47% occ.
6.3%
$22,396/mo
current
57% occ.
7.7%
$27,327/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.