Detached house in urbanização quinta das escolas, Portimão, Portimão
Detached house in urbanização quinta das escolas, Portimão, Portimão — image 2Detached house in urbanização quinta das escolas, Portimão, Portimão — image 3Detached house in urbanização quinta das escolas, Portimão, Portimão — image 4Detached house in urbanização quinta das escolas, Portimão, Portimão — image 5
Grade B+villamid-range

Detached house in urbanização quinta das escolas, Portimão, Portimão

Portimão · Western Algarve ·

€435,000

Asking Price (EUR)

8.4%

True Net Yield (Owner, all-in)

5.8%

True Net Yield (Managed, all-in)

13.0%

True Gross Yield

61%

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: €65,020/yr
Average Daily Rate: €293
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 8.4 years
5-yr Capital Value: €571,584
10-yr Capital Value: €695,419
Brixfox Score: 72.7 / 100
Comparable Properties: 15
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€501,085

+15.2% over asking

Asking price€435,000
IMT — Property transfer tax (investment schedule)€22,630
IS — Stamp duty (0.8%)€3,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,525
Total acquisition costs€33,885
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€501,085

Gross yield (asking price)

14.9%

True gross yield (all-in)

13.0%

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: 2
Building: 269 m²
Land: 100 m²
Style: contemporary
Condition: excellent
Year Built: 2005
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan livingbreakfast bar with stoolslaminate wood flooring

Score Breakdown

ROI
25
Visual Appeal
10.2
Ownership Security
13
Location
9.36
Land & Space
2.1
Rental Demand
6.08
Payback Speed
4
STR Suitability
3

Description

Sale of T3 property consisting of 3 bedrooms, 2 bathrooms, 1 kitchen, entrance hall, a large living room with capacity for 2 sofa beds and a balcony in a privileged area, property with plenty of light and easy access to parking. Don't miss this opportunity, schedule your visit now.

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

Detached house in urbanização quinta das escolas, Portimão, Portimão

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
269 m²
Land Plot
100 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 10.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+15.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$107K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.2%
$4,002/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
9.8 yr
Rental only

Property details

Year built: 2005
Energy: A+
Condition: excellent

Description

Sale of T3 property consisting of 3 bedrooms, 2 bathrooms, 1 kitchen, entrance hall, a large living room with capacity for 2 sofa beds and a balcony in a privileged area, property with plenty of light and easy access to parking. Don't miss this opportunity, schedule your visit now.

Income Breakdown

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Nightly Rate (ADR)
$423/night
50% ($195)Brixfox estimate($423/night)200% ($778)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$48,024
Airbnb data$423/night · 61% occupancy
Rental income
$423/night · 61% occ.
$93,945
Running costs (20%)
Utilities, cleaning, maintenance
-$18,789
Income tax (10%)
Indonesian rental income tax
-$26,304
Property tax
Annual property tax
-$827
Net income
10.2% ROI
$48,024

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$472,826
IMT (transfer tax, investment schedule)$24,598
Imposto de Selo (stamp duty)$3,783
Notary & registration$1,359
Legal / due diligence$7,092
Total acquisition costs$36,832
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$542,484

Gross yield (asking)

19.9%

True gross yield (all-in)

17.3%

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.

$4.0M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $435K
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 9: 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
$529K
+22%
Rental Income
+$235K
Total Position
$764K
+76%
11.9%/yr
Year 10
Capital Value
$644K
+48%
Rental Income
+$506K
Total Position
$1.2M
+164%
10.2%/yr
Year 20
Capital Value
$953K
+119%
Rental Income
+$1.2M
Total Position
$2.1M
+392%
8.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$2.1M
Total Position
$3.5M
+708%
7.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.2% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$389 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.2% — outperforms most villas in this market
Premium nightly rate of $389 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 100 m² — limited expansion potential

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

41% occ.
9.2%
$3,610/mo
51% occ.
11.4%
$4,510/mo
61% occ.
13.7%
$5,411/mo
current
71% occ.
16.0%
$6,312/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.