Detached house in Rua de Francisco Luís Amado, 36, Portimão
Detached house in Rua de Francisco Luís Amado, 36, Portimão — image 2Detached house in Rua de Francisco Luís Amado, 36, Portimão — image 3Detached house in Rua de Francisco Luís Amado, 36, Portimão — image 4Detached house in Rua de Francisco Luís Amado, 36, Portimão — image 5
Grade B+villamid-range

Detached house in Rua de Francisco Luís Amado, 36, Portimão

Portimão · Western Algarve ·

€490,000

Asking Price (EUR)

10.0%

True Net Yield (Owner, all-in)

6.9%

True Net Yield (Managed, all-in)

15.4%

True Gross Yield

32%

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: €93,328/yr
Average Daily Rate: €793
Payback Period: 6.5 years
5-yr Capital Value: €643,853
10-yr Capital Value: €783,345
Brixfox Score: 74.6 / 100
Comparable Properties: 6
Data Confidence: 55%
Search Radius: 10 km

True Investment Cost

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

€607,900

+24.1% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation (est. €55/m² × 450 m²)
Light touch-ups — paint, fixtures, deep clean.		€24,750
(€13,500–€36,000)
Furnishing & STR launch (7bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,600
All-in investment (incl. renovation & furnishing)€607,900

Gross yield (asking price)

19.1%

True gross yield (all-in)

15.4%

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: 7
Building: 450 m²
Style: portuguese-traditional
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracetraditional tiled facadeproximity to beach

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
3.23
Payback Speed
5
STR Suitability
3

Description

Building in the city center with 4 floors divided into 2 apartments but can be divided into 3 apartments, renovated bathrooms (new), new plumbing, well-maintained house with patio and natural light. Ready to move in with wardrobes. Parking in the underground park of the avenue €50/month Noble area of the city Balcony o

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

Detached house in Rua de Francisco Luís Amado, 36, Portimão

Inventory
7 Beds
Bathrooms
0 Baths
Built Area
450 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 13.2% 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
+18.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$121K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.2%
$5,843/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
7.6 yr
Rental only

Property details

Condition: good

Description

Building in the city center with 4 floors divided into 2 apartments but can be divided into 3 apartments, renovated bathrooms (new), new plumbing, well-maintained house with patio and natural light. Ready to move in with wardrobes. Parking in the underground park of the avenue €50/month Noble area of the city Balcony o

Income Breakdown

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Nightly Rate (ADR)
$1,160/night
50% ($534)Brixfox estimate($1,160/night)200% ($2135)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$70,112
Airbnb data$1,160/night · 32% occupancy
Rental income
$1,160/night · 32% occ.
$136,623
Running costs (20%)
Utilities, cleaning, maintenance
-$27,325
Income tax (10%)
Indonesian rental income tax
-$38,254
Property tax
Annual property tax
-$932
Net income
13.2% ROI
$70,112

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$532,609
IMT (transfer tax, investment schedule)$29,380
Imposto de Selo (stamp duty)$4,261
Notary & registration$1,359
Legal / due diligence$7,989
Total acquisition costs$42,989
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$26,902
($14,674–$39,130)
Furnishing & STR launch
7bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$56,087
All-in investment$658,587

Gross yield (asking)

25.7%

True gross yield (all-in)

20.7%

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.

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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
$596K
+22%
Rental Income
+$342K
Total Position
$939K
+92%
13.9%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$739K
Total Position
$1.5M
+199%
11.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.7M
Total Position
$2.8M
+473%
9.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$3.1M
Total Position
$4.7M
+851%
7.8%/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
Strong
13.2% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$1068 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 13.2% — outperforms most villas in this market
Premium nightly rate of $1068 — 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 32% — 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.
16.5%
$7,334/mo
40% occ.
22.1%
$9,805/mo
32% occ.
17.8%
$7,892/mo
current
42% occ.
23.3%
$10,363/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.