Detached house in Rua da Ami, 7, Vale Franca - Barranco do Rodrigo, Portimão
Detached house in Rua da Ami, 7, Vale Franca - Barranco do Rodrigo, Portimão — image 2Detached house in Rua da Ami, 7, Vale Franca - Barranco do Rodrigo, Portimão — image 3Detached house in Rua da Ami, 7, Vale Franca - Barranco do Rodrigo, Portimão — image 4Detached house in Rua da Ami, 7, Vale Franca - Barranco do Rodrigo, Portimão — image 5
Grade Avillamid-range

Detached house in Rua da Ami, 7, Vale Franca - Barranco do Rodrigo, Portimão

Portimão · Western Algarve ·

€550,000

Asking Price (EUR)

8.2%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

10.3%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.7 months ago and is currently at 22% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €67,196/yr
Average Daily Rate: €387
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has garden (+10%)
Payback Period: 16.5 years
5-yr Capital Value: €637,601
10-yr Capital Value: €739,154
Brixfox Score: 78 / 100
Comparable Properties: 24
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€653,065

+18.7% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €55/m² × 457 m²)
Light touch-ups — paint, fixtures, deep clean.		€25,135
(€13,710–€36,560)
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)€653,065

Gross yield (asking price)

12.2%

True gross yield (all-in)

10.3%

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: 457 m²
Land: 537 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: C
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone-clad fireplace and staircaselarge wrap-around balcony/terracesolar panels

Score Breakdown

ROI
21.14
Visual Appeal
12.2
Ownership Security
13
Location
9.36
Land & Space
9.57
Rental Demand
4.75
Payback Speed
4
STR Suitability
4

Description

PROPERTY CURRENTLY OCCUPIED | NOT AVAILABLE FOR VISITS | SALE AS IS. 3 Bedroom Villa for Sale in Portimão - Quiet Location 1 km from Praia da Vau. This excellent 3 bedroom villa is available for sale in Portimão, located in a quiet area and just 1 km from Praia do Vau. The property is set on a plot of 540 m² and offe

Location

📍 37.1283°N, 8.5529°W

· Portimão, Algarve, Portugal

Listed by Nuris Imobiliária via Idealista.pt
3-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Portimão — photo 2 of 5
3-bedroom freehold villa in Portimão — photo 3 of 5
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3-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Rua da Ami, 7, Vale Franca - Barranco do Rodrigo, Portimão

Portimão · Western Algarve · Ref BF-61748 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$597,826
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
457 m²
Land
537 m²
True net yield
6.1%
≈ $5,847/mo net after costs & tax
5-yr total return (net + appreciation)
12.6% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 78 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Portimão

Western Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2009
Energy: C
Condition: good
View: garden

Description

PROPERTY CURRENTLY OCCUPIED | NOT AVAILABLE FOR VISITS | SALE AS IS. 3 Bedroom Villa for Sale in Portimão - Quiet Location 1 km from Praia da Vau. This excellent 3 bedroom villa is available for sale in Portimão, located in a quiet area and just 1 km from Praia do Vau. The property is set on a plot of 540 m² and offe

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$549/night
50% ($253)Brixfox estimate($549/night)200% ($1010)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$45,845
Airbnb data$549/night · 48% occupancy
Rental income
$549/night · 48% occ.
$88,164
Running costs (20%)
Utilities, cleaning, maintenance
-$17,633
Income tax (10%)
Indonesian rental income tax
-$24,686
Property tax
Annual property tax
-$0
Net income
7.7% ROI
$45,845

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.1%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
10.3%
9.1%
Fully-managed
7.2%
6.1%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

12.9%

Annual Revenue

$88,164

Income Tax / yr

$7,714

Payback

16 yrs

True All-In Cost
Asking price$597,826
IMT — transfer tax (non-resident 7.5%)$44,837
Stamp duty (0.8%)$4,783
Notary + registry$2,174
Legal$7,353
Furnishing + STR launch$27,174
All-in cost$684,147

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$224K
Total Position
$893K
+62%
10.2%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$484K
Total Position
$1.3M
+136%
9.0%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.1M
Total Position
$2.3M
+325%
7.5%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.0M
Total Position
$3.8M
+589%
6.6%/yr

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$505 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
537 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $505 — positioned in the top tier
Generous 537 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

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

30% occ.
7.0%
$3,507/mo
40% occ.
9.4%
$4,675/mo
48% occ.
11.1%
$5,554/mo
current
58% occ.
13.5%
$6,723/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. Market factors in Portugal may impact actual yields.