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)

4.9%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

46%

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: €42,361/yr
Average Daily Rate: €255
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has countryside (+10%)
Payback Period: 31.2 years
5-yr Capital Value: €636,441
10-yr Capital Value: €737,810
Brixfox Score: 61.7 / 100
Comparable Properties: 95
Data Confidence: 92%
Search Radius: 2 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)

7.7%

True gross yield (all-in)

6.7%

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
12.24
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
4.68
Rental Demand
4.56
Payback Speed
2
STR Suitability
4

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

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

Visit Engel & Völkers Portim​ão →Listed via Idealista.pt
2-bedroom freehold villa in Portimão — photo 1 of 5
Engel & Völkers Portim​ão
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House in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-61749 Source verified · Engel & Völkers Portim​ão · listed 2 Jun 2026
Asking price · Freehold
$596,739
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
134 m²
True net yield
3.2%
≈ $3,377/mo net after costs & tax
5-yr total return (net + appreciation)
9.8% / yr avg
Payback in ~31 yrs from rent
Brixfox Score 62 · B

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: 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

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

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Customize your projections
Nightly Rate (ADR)
$361/night
50% ($166)Brixfox estimate($361/night)200% ($664)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$28,901
Airbnb data$361/night · 46% occupancy
Rental income
$361/night · 46% occ.
$55,579
Running costs (20%)
Utilities, cleaning, maintenance
-$11,116
Income tax (10%)
Indonesian rental income tax
-$15,562
Property tax
Annual property tax
-$0
Net income
4.8% ROI
$28,901

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.9%
5.2%
Fully-managed
3.9%
3.2%
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

8.1%

Annual Revenue

$55,579

Income Tax / yr

$4,863

Payback

31 yrs

True All-In Cost
Asking price$596,739
IMT — transfer tax (non-resident 7.5%)$44,755
Stamp duty (0.8%)$4,774
Notary + registry$2,174
Legal$7,340
Furnishing + STR launch$27,174
All-in cost$682,957

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.5M$2.6M$1.8M$876K$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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$668K
+22%
Rental Income
+$141K
Total Position
$809K
+47%
8.1%/yr
Year 10
Capital Value
$813K
+48%
Rental Income
+$305K
Total Position
$1.1M
+104%
7.4%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$714K
Total Position
$1.9M
+249%
6.5%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.3M
Total Position
$3.0M
+455%
5.9%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$332 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 $332 — 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 4.8% is near 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.
4.6%
$2,304/mo
40% occ.
6.2%
$3,071/mo
46% occ.
7.0%
$3,501/mo
current
56% occ.
8.6%
$4,269/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.