Detached house in Zona do Autódromo do Algarve, Mexilhoeira Grande
Detached house in Zona do Autódromo do Algarve, Mexilhoeira Grande — image 2Detached house in Zona do Autódromo do Algarve, Mexilhoeira Grande — image 3Detached house in Zona do Autódromo do Algarve, Mexilhoeira Grande — image 4Detached house in Zona do Autódromo do Algarve, Mexilhoeira Grande — image 5
Grade Bvillamid-range

Detached house in Zona do Autódromo do Algarve, Mexilhoeira Grande

Portimão · Western Algarve ·

€895,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.1%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €71,277/yr
Average Daily Rate: €465
Payback Period: 15.3 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 63.5 / 100
Comparable Properties: 6
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€1.0M

+12.6% over asking

Asking price€895,000
IMT — Property transfer tax (investment schedule)€53,700
IS — Stamp duty (0.8%)€7,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,425
Total acquisition costs€75,535
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

8.0%

True gross yield (all-in)

7.1%

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: 4
Bathrooms: 4
Building: 193 m²
Land: 292 m²
Style: contemporary
Condition: new-build
Year Built: 2024
Energy Certificate: A
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
17.86
Visual Appeal
7.4
Ownership Security
13
Location
8.4
Land & Space
6.69
Rental Demand
4.2
Payback Speed
3
STR Suitability
3

Description

4 bedroom house under construction in Urbanização Pontalgar. Contemporary architecture with high quality finishes, with swimming pool and garage. Comprising ground floor, 1 floor and terrace at the top with jacuzzi. In a quiet area with a plot of 292 sqm. Deed scheduled for the end of 2025.

Location

📍 37.1789°N, 8.6324°W

· Portimão, Algarve, Portugal

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

Detached house in Zona do Autódromo do Algarve, Mexilhoeira Grande

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
193 m²
Land Plot
292 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$220K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$4,443/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.2 yr
Rental only

Property details

Year built: 2024
Energy: A
Condition: new-build

Description

4 bedroom house under construction in Urbanização Pontalgar. Contemporary architecture with high quality finishes, with swimming pool and garage. Comprising ground floor, 1 floor and terrace at the top with jacuzzi. In a quiet area with a plot of 292 sqm. Deed scheduled for the end of 2025.

Income Breakdown

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Nightly Rate (ADR)
$690/night
50% ($318)Brixfox estimate($690/night)200% ($1270)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$53,313
Airbnb data$690/night · 42% occupancy
Rental income
$690/night · 42% occ.
$105,799
Running costs (20%)
Utilities, cleaning, maintenance
-$21,160
Income tax (10%)
Indonesian rental income tax
-$29,624
Property tax
Annual property tax
-$1,702
Net income
5.5% ROI
$53,313

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$972,826
IMT (transfer tax, investment schedule)$58,370
Imposto de Selo (stamp duty)$7,783
Notary & registration$1,359
Legal / due diligence$14,592
Total acquisition costs$82,103
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,093,571

Gross yield (asking)

10.9%

True gross yield (all-in)

9.7%

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.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $895K
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 15: 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
$1.1M
+22%
Rental Income
+$260K
Total Position
$1.3M
+51%
8.6%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$562K
Total Position
$1.9M
+111%
7.7%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.3M
Total Position
$3.3M
+266%
6.7%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.3M
Total Position
$5.2M
+485%
6.1%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$635 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
292 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $635 — 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.
5.3%
$4,268/mo
40% occ.
7.1%
$5,738/mo
42% occ.
7.4%
$6,029/mo
current
52% occ.
9.3%
$7,500/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.