House in Marachique - Amoreira - Delgadas, Alvor
Grade Bvilla

House in Marachique - Amoreira - Delgadas, Alvor

Portimão · Western Algarve ·

€1.3M

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €71,581/yr
Average Daily Rate: €483
Payback Period: 21.9 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 60.3 / 100
Comparable Properties: 8
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+18.0% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€95,775
IS — Stamp duty (0.8%)€10,216
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,155
Total acquisition costs€126,396
Renovation (est. €200/m² × 327 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€65,400
(€32,700–€98,100)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.8%

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: 4
Building: 327 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.81
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.06
Payback Speed
1
STR Suitability
3

Description

Impressive 4 Bedroom Villa with Pool on Golf Course, near Alvor • Exclusive with Togofor Homes • 4 bedrooms, 3 bathrooms (2 en-suite) • Living area 192m², Construction area 327m² • Year of Construction 1984 • Plot 1870m² • 2.5km from the beach This detached 4-bedroom villa is fenced and gated and situated on an ample

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

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

House in Marachique - Amoreira - Delgadas, Alvor

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
327 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$314K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$4,365/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.5 yr
Rental only

Property details

Description

Impressive 4 Bedroom Villa with Pool on Golf Course, near Alvor • Exclusive with Togofor Homes • 4 bedrooms, 3 bathrooms (2 en-suite) • Living area 192m², Construction area 327m² • Year of Construction 1984 • Plot 1870m² • 2.5km from the beach This detached 4-bedroom villa is fenced and gated and situated on an ample

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$711/night
50% ($327)Brixfox estimate($711/night)200% ($1309)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$52,383
Airbnb data$711/night · 41% occupancy
Rental income
$711/night · 41% occ.
$105,409
Running costs (20%)
Utilities, cleaning, maintenance
-$21,082
Income tax (10%)
Indonesian rental income tax
-$29,514
Property tax
Annual property tax
-$2,429
Net income
3.8% ROI
$52,383

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$1,388,043
IMT (transfer tax, investment schedule)$104,103
Imposto de Selo (stamp duty)$11,104
Notary & registration$1,359
Legal / due diligence$20,821
Total acquisition costs$137,387
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$71,087
($35,543–$106,630)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,635,159

Gross yield (asking)

7.6%

True gross yield (all-in)

6.4%

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.

$7.4M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$256K
Total Position
$1.8M
+42%
7.2%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$552K
Total Position
$2.4M
+91%
6.7%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$1.3M
Total Position
$4.1M
+221%
6.0%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$2.3M
Total Position
$6.4M
+404%
5.5%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

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

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.8% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$654 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $654 — 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 3.8% 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.
3.8%
$4,341/mo
40% occ.
5.1%
$5,856/mo
current
41% occ.
5.1%
$5,946/mo
current
51% occ.
6.5%
$7,461/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.