House in Portimão
House in Portimão — image 2House in Portimão — image 3House in Portimão — image 4House in Portimão — image 5
Grade B+villamid-range

House in Portimão

Portimão · Western Algarve ·

€685,000

Asking Price (EUR)

10.7%

True Net Yield (Owner, all-in)

7.4%

True Net Yield (Managed, all-in)

16.4%

True Gross Yield

42%

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: €131,989/yr
Average Daily Rate: €871
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 6.4 years
5-yr Capital Value: €900,080
10-yr Capital Value: €1.1M
Brixfox Score: 74.7 / 100
Comparable Properties: 5
Data Confidence: 58%
Search Radius: 4 km

True Investment Cost

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

€803,990

+17.4% over asking

Asking price€685,000
IMT — Property transfer tax (investment schedule)€41,100
IS — Stamp duty (0.8%)€5,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,275
Total acquisition costs€58,105
Renovation (est. €55/m² × 327 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,985
(€9,810–€26,160)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€803,990

Gross yield (asking price)

19.3%

True gross yield (all-in)

16.4%

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: 5
Bathrooms: 5
Building: 327 m²
Land: 350 m²
Style: portuguese-traditional
Condition: good
Year Built: 1994
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate metal fencemarble staircase with wrought iron railing

Score Breakdown

ROI
25
Visual Appeal
8.2
Ownership Security
13
Location
9.36
Land & Space
7.03
Rental Demand
4.15
Payback Speed
5
STR Suitability
3

Description

Discover this fantastic townhouse, located in the heart of Portimão. With five bedrooms and 3 bathrooms, this property is the perfect getaway for a large family. With a floor area of 230 square meters and a total area of 350 square meters, this villa offers ample space to enjoy the Algarvian lifestyle. Enjoy the good

Location

📍 37.1446°N, 8.5456°W

· Portimão, Algarve, Portugal

View on Decisões e Soluções - Lagoa →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Portimão

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
327 m²
Land Plot
350 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 13.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+18.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$169K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.3%
$8,264/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.5 yr
Rental only

Property details

Year built: 1994
Energy: E
Condition: good

Description

Discover this fantastic townhouse, located in the heart of Portimão. With five bedrooms and 3 bathrooms, this property is the perfect getaway for a large family. With a floor area of 230 square meters and a total area of 350 square meters, this villa offers ample space to enjoy the Algarvian lifestyle. Enjoy the good

Income Breakdown

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Nightly Rate (ADR)
$1,276/night
50% ($587)Brixfox estimate($1,276/night)200% ($2347)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$99,168
Airbnb data$1,276/night · 42% occupancy
Rental income
$1,276/night · 42% occ.
$193,214
Running costs (20%)
Utilities, cleaning, maintenance
-$38,643
Income tax (10%)
Indonesian rental income tax
-$54,100
Property tax
Annual property tax
-$1,303
Net income
13.3% ROI
$99,168

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$744,565
IMT (transfer tax, investment schedule)$44,674
Imposto de Selo (stamp duty)$5,957
Notary & registration$1,359
Legal / due diligence$11,168
Total acquisition costs$63,158
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$19,549
($10,663–$28,435)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$871,728

Gross yield (asking)

25.9%

True gross yield (all-in)

22.2%

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.

$7.5M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $685K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$833K
+22%
Rental Income
+$484K
Total Position
$1.3M
+92%
14.0%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$1.0M
Total Position
$2.1M
+201%
11.6%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$2.5M
Total Position
$4.0M
+477%
9.2%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$4.3M
Total Position
$6.6M
+858%
7.8%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.3% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$1174 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Good
350 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 13.3% — outperforms most villas in this market
Premium nightly rate of $1174 — 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 42% — 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.
13.0%
$8,039/mo
40% occ.
17.3%
$10,755/mo
42% occ.
18.0%
$11,163/mo
current
52% occ.
22.4%
$13,879/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.