House in Pontalgar, Mexilhoeira Grande
House in Pontalgar, Mexilhoeira Grande — image 2House in Pontalgar, Mexilhoeira Grande — image 3House in Pontalgar, Mexilhoeira Grande — image 4House in Pontalgar, Mexilhoeira Grande — image 5
Grade Bvillamid-range

House in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€549,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

29%

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: €17,669/yr
Average Daily Rate: €167
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has countryside (+10%)
Payback Period: 37.7 years
5-yr Capital Value: €721,378
10-yr Capital Value: €877,666
Brixfox Score: 55.6 / 100
Comparable Properties: 6
Data Confidence: 58%
Search Radius: 4 km

True Investment Cost

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

€631,347

+15.0% over asking

Asking price€549,000
IMT — Property transfer tax (investment schedule)€31,750
IS — Stamp duty (0.8%)€4,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,235
Total acquisition costs€45,627
Renovation (est. €55/m² × 134 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,370
(€4,020–€10,720)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€631,347

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.8%

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: 2
Bathrooms: 3
Building: 134 m²
Style: contemporary
Condition: good
Year Built: 2018
Energy Certificate: C
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with pergolaprivate garden accesscommunal pool

Score Breakdown

ROI
10.79
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
4.68
Rental Demand
2.9
Payback Speed
0
STR Suitability
3

Description

This beautifully renovated 2-bedroom townhouse is set within the peaceful and beautifully well-maintained Vale da Ribeira resort, surrounded by extensive landscaped gardens, located in the parish of Mexilhoeira Grande, very close to Portimão and just a 10-minute drive from Lagos. Spread over two levels, this 2018 prope

Location

📍 37.1686°N, 8.6412°W

· Portimão, Algarve, Portugal

View on Engel & Völkers Portim​ão →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Pontalgar, Mexilhoeira Grande

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

Grade B investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$135K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$1,053/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
47.2 yr
Rental only

Property details

Year built: 2018
Energy: C
Condition: good
View: countryside

Description

This beautifully renovated 2-bedroom townhouse is set within the peaceful and beautifully well-maintained Vale da Ribeira resort, surrounded by extensive landscaped gardens, located in the parish of Mexilhoeira Grande, very close to Portimão and just a 10-minute drive from Lagos. Spread over two levels, this 2018 prope

Income Breakdown

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Nightly Rate (ADR)
$248/night
50% ($114)Brixfox estimate($248/night)200% ($457)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$12,636
Airbnb data$248/night · 29% occupancy
Rental income
$248/night · 29% occ.
$26,308
Running costs (20%)
Utilities, cleaning, maintenance
-$5,262
Income tax (10%)
Indonesian rental income tax
-$7,366
Property tax
Annual property tax
-$1,044
Net income
2.1% ROI
$12,636

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$596,739
IMT (transfer tax, investment schedule)$34,511
Imposto de Selo (stamp duty)$4,774
Notary & registration$1,359
Legal / due diligence$8,951
Total acquisition costs$49,595
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,011
($4,370–$11,652)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$684,073

Gross yield (asking)

4.4%

True gross yield (all-in)

3.8%

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.

$2.7M$2.0M$1.3M$671K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $549K
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 30: rental income alone has repaid the full purchase price.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$668K
+22%
Rental Income
+$62K
Total Position
$730K
+33%
5.9%/yr
Year 10
Capital Value
$813K
+48%
Rental Income
+$133K
Total Position
$946K
+72%
5.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$312K
Total Position
$1.5M
+176%
5.2%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$553K
Total Position
$2.3M
+325%
4.9%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$229 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

Premium nightly rate of $229 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.0%
$1,500/mo
current
40% occ.
4.1%
$2,029/mo
29% occ.
2.9%
$1,448/mo
current
39% occ.
4.0%
$1,977/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.