Terraced house in Rua das Pimenteiras, 12 C, Centro, Alvor
Terraced house in Rua das Pimenteiras, 12 C, Centro, Alvor — image 2Terraced house in Rua das Pimenteiras, 12 C, Centro, Alvor — image 3Terraced house in Rua das Pimenteiras, 12 C, Centro, Alvor — image 4Terraced house in Rua das Pimenteiras, 12 C, Centro, Alvor — image 5
Grade Bvillaluxury

Terraced house in Rua das Pimenteiras, 12 C, Centro, Alvor

Portimão · Western Algarve ·

€850,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% 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: €37,900/yr
Average Daily Rate: €318
Payback Period: 27.5 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 55.7 / 100
Comparable Properties: 11
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€975,100

+14.7% over asking

Asking price€850,000
IMT — Property transfer tax (investment schedule)€51,000
IS — Stamp duty (0.8%)€6,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,750
Total acquisition costs€71,800
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€975,100

Gross yield (asking price)

4.5%

True gross yield (all-in)

3.9%

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: 3
Bathrooms: 3
Building: 193 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A+
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wood paneling facadeintegrated outdoor lightingflat roof with terrace potentiallarge glass railings

Score Breakdown

ROI
12.16
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.86
Rental Demand
3.27
Payback Speed
0
STR Suitability
3

Location

📍 37.1278°N, 8.5924°W

· Portimão, Algarve, Portugal

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

Terraced house in Rua das Pimenteiras, 12 C, Centro, Alvor

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
193 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$209K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$2,286/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.7 yr
Rental only

Property details

Year built: 2026
Energy: A+
Condition: new-build

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$468/night
50% ($215)Brixfox estimate($468/night)200% ($862)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$27,433
Airbnb data$468/night · 33% occupancy
Rental income
$468/night · 33% occ.
$55,865
Running costs (20%)
Utilities, cleaning, maintenance
-$11,173
Income tax (10%)
Indonesian rental income tax
-$15,642
Property tax
Annual property tax
-$1,617
Net income
3.0% ROI
$27,433

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$923,913
IMT (transfer tax, investment schedule)$55,435
Imposto de Selo (stamp duty)$7,391
Notary & registration$1,359
Legal / due diligence$13,859
Total acquisition costs$78,043
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,057,717

Gross yield (asking)

6.0%

True gross yield (all-in)

5.3%

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.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $850K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$134K
Total Position
$1.2M
+37%
6.6%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$289K
Total Position
$1.5M
+82%
6.2%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$678K
Total Position
$2.5M
+199%
5.6%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$1.2M
Total Position
$4.0M
+366%
5.3%/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
Weak
3.0% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$431 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $431 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.0% 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.
3.7%
$2,857/mo
40% occ.
5.0%
$3,854/mo
33% occ.
4.1%
$3,124/mo
current
43% occ.
5.4%
$4,121/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.