Detached house in Zona Ribeirinha, Portimão Cidade, Portimão
Detached house in Zona Ribeirinha, Portimão Cidade, Portimão — image 2Detached house in Zona Ribeirinha, Portimão Cidade, Portimão — image 3Detached house in Zona Ribeirinha, Portimão Cidade, Portimão — image 4Detached house in Zona Ribeirinha, Portimão Cidade, Portimão — image 5
Grade Avillaluxury

Detached house in Zona Ribeirinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€2.4M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (1 comps, 51% confidence).

7.7%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

11.9%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% 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: €328,649/yr
Average Daily Rate: €1901
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has sea (+10%), Luxury finish (+8%)
Payback Period: 8.8 years
5-yr Capital Value: €3.2M
10-yr Capital Value: €3.8M
Brixfox Score: 79.5 / 100
Comparable Properties: 1
Data Confidence: 51%
Search Radius: 15 km

True Investment Cost

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

€2.8M

+15.0% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€180,000
IS — Stamp duty (0.8%)€19,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€36,000
Total acquisition costs€236,450
Renovation€0 — move-in ready
Furnishing & STR launch (11bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€124,100
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

13.7%

True gross yield (all-in)

11.9%

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: 11
Bathrooms: 8
Building: 985 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1987
Energy Certificate: b-
Private Pool
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

indoor-outdoor-poolexposed-stone-archeslarge-wooden-slab-tablerooftop-terrace-with-sea-viewtraditional-tiled-benches

Score Breakdown

ROI
24.62
Visual Appeal
14.8
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.74
Payback Speed
4
STR Suitability
3

Description

Joint Sale – Residential and Investment Project A truly rare opportunity in the Portimão riverside area is presented: two buildings sold together, fully renovated structurally, combining historical heritage, contemporary comfort and high profitability potential. Located on one of the city's most emblematic streets, a few steps from the Arade River, the marina, restaurants and cultural areas, these properties benefit from a surrounding area of strong appreciation and growing demand, both resident

Location

📍 37.1384°N, 8.5326°W

· Portimão, Algarve, Portugal

View on Famous Group Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Zona Ribeirinha, Portimão Cidade, Portimão

Inventory
11 Beds
Bathrooms
8 Baths
Built Area
985 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+14.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$591K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.6%
$20,847/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
10.4 yr
Rental only

Property details

Year built: 1987
Energy: b-
Condition: excellent
View: sea

Description

Joint Sale – Residential and Investment Project A truly rare opportunity in the Portimão riverside area is presented: two buildings sold together, fully renovated structurally, combining historical heritage, contemporary comfort and high profitability potential. Located on one of the city's most emblematic streets, a few steps from the Arade River, the marina, restaurants and cultural areas, these properties benefit from a surrounding area of strong appreciation and growing demand, both resident

Income Breakdown

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Nightly Rate (ADR)
$2,833/night
50% ($1303)Brixfox estimate($2,833/night)200% ($5213)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$250,162
Airbnb data$2,833/night · 47% occupancy
Rental income
$2,833/night · 47% occ.
$489,861
Running costs (20%)
Utilities, cleaning, maintenance
-$97,972
Income tax (10%)
Indonesian rental income tax
-$137,161
Property tax
Annual property tax
-$4,565
Net income
9.6% ROI
$250,162

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$2,608,696
IMT (transfer tax, investment schedule)$195,652
Imposto de Selo (stamp duty)$20,870
Notary & registration$1,359
Legal / due diligence$39,130
Total acquisition costs$257,011
RenovationMove-in ready
Furnishing & STR launch
11bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$132,717
All-in investment$2,998,424

Gross yield (asking)

18.8%

True gross yield (all-in)

16.3%

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.

$21.5M$16.2M$10.8M$5.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.4M
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 10: 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
$2.9M
+22%
Rental Income
+$1.2M
Total Position
$4.1M
+73%
11.5%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$2.6M
Total Position
$6.2M
+158%
9.9%/yr
Year 20
Capital Value
$5.3M
+119%
Rental Income
+$6.2M
Total Position
$11.4M
+377%
8.1%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$10.9M
Total Position
$18.7M
+681%
7.1%/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
9.6% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$2607 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.6% — outperforms most villas in this market
Premium nightly rate of $2607 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
8.1%
$17,717/mo
40% occ.
10.9%
$23,749/mo
47% occ.
13.0%
$28,195/mo
current
57% occ.
15.7%
$34,227/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.