Detached house in Alagoas - Pedregais, Alvor
Detached house in Alagoas - Pedregais, Alvor — image 2Detached house in Alagoas - Pedregais, Alvor — image 3Detached house in Alagoas - Pedregais, Alvor — image 4Detached house in Alagoas - Pedregais, Alvor — image 5
Grade Avillamid-range

Detached house in Alagoas - Pedregais, Alvor

Portimão · Western Algarve ·

€950,000

Asking Price (EUR)

7.6%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

11.7%

True Gross Yield

50%

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: €127,352/yr
Average Daily Rate: €698
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 9.3 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 80.7 / 100
Comparable Properties: 9
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+14.6% over asking

Asking price€950,000
IMT — Property transfer tax (investment schedule)€57,000
IS — Stamp duty (0.8%)€7,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,250
Total acquisition costs€80,100
Renovation (est. €55/m² × 345 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,975
(€10,350–€27,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

13.4%

True gross yield (all-in)

11.7%

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: 4
Bathrooms: 3
Building: 345 m²
Land: 745 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pink exterior facadetraditional tiled roofstone accent entrancelarge outdoor pool areamarble staircase

Score Breakdown

ROI
24.25
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
10.88
Rental Demand
5
Payback Speed
4
STR Suitability
3

Description

Set in a peaceful residential area, at the end of a cul-de-sac, only a 5-minute drive from the charming fishing village of Alvor, is this lovely large, detached villa. From a covered porch, the front door opens to a light and airy entrance hall with guest cloakroom and a sweeping staircase leading up to the bedrooms.

Location

📍 37.1394°N, 8.5684°W

· Portimão, Algarve, Portugal

View on SeaToSky Homes, Algarve →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Alagoas - Pedregais, Alvor

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
345 m²
Land Plot
745 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+14.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$234K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$7,829/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
11.0 yr
Rental only

Property details

Energy: C
Condition: good

Description

Set in a peaceful residential area, at the end of a cul-de-sac, only a 5-minute drive from the charming fishing village of Alvor, is this lovely large, detached villa. From a covered porch, the front door opens to a light and airy entrance hall with guest cloakroom and a sweeping staircase leading up to the bedrooms.

Income Breakdown

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Nightly Rate (ADR)
$1,009/night
50% ($464)Brixfox estimate($1,009/night)200% ($1857)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$93,948
Airbnb data$1,009/night · 50% occupancy
Rental income
$1,009/night · 50% occ.
$184,145
Running costs (20%)
Utilities, cleaning, maintenance
-$36,829
Income tax (10%)
Indonesian rental income tax
-$51,560
Property tax
Annual property tax
-$1,807
Net income
9.1% ROI
$93,948

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$1,032,609
IMT (transfer tax, investment schedule)$61,957
Imposto de Selo (stamp duty)$8,261
Notary & registration$1,359
Legal / due diligence$15,489
Total acquisition costs$87,065
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$20,625
($11,250–$30,000)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,181,658

Gross yield (asking)

17.8%

True gross yield (all-in)

15.6%

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.

$8.3M$6.2M$4.1M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $950K
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 10: 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
$1.2M
+22%
Rental Income
+$459K
Total Position
$1.6M
+70%
11.2%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$991K
Total Position
$2.4M
+152%
9.7%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$2.3M
Total Position
$4.4M
+364%
8.0%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$4.1M
Total Position
$7.2M
+657%
7.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$928 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
745 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.1% — outperforms most villas in this market
Premium nightly rate of $928 — positioned in the top tier
Generous 745 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — factor in seasonal gaps

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

30% occ.
7.3%
$6,294/mo
40% occ.
9.8%
$8,443/mo
50% occ.
12.3%
$10,591/mo
current
60% occ.
14.8%
$12,740/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.