Detached house in Alvor, Centro, Alvor
Detached house in Alvor, Centro, Alvor — image 2Detached house in Alvor, Centro, Alvor — image 3Detached house in Alvor, Centro, Alvor — image 4Detached house in Alvor, Centro, Alvor — image 5
Grade C+villa

Detached house in Alvor, Centro, Alvor

Portimão · Western Algarve ·

€2.5M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €69,580/yr
Average Daily Rate: €573
Payback Period: 45.8 years
5-yr Capital Value: €3.4M
10-yr Capital Value: €4.1M
Brixfox Score: 53.9 / 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.

€2.9M

+15.6% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€191,250
IS — Stamp duty (0.8%)€20,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€38,250
Total acquisition costs€251,150
Renovation (est. €200/m² × 548 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€109,600
(€54,800–€164,400)
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)€2.9M

Gross yield (asking price)

2.7%

True gross yield (all-in)

2.4%

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
Bathrooms: 5
Building: 548 m²
Year Built: 2025

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.13
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.33
Payback Speed
0
STR Suitability
3

Description

Discover this unique property in the center of Alvor, where contemporary design meets absolute comfort. This luxury villa, sold fully furnished and equipped, was conceived for those who demand the highest standard of quality and a hassle-free, turn-key moving experience. With a highly versatile layout, the property fe

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

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

Detached house in Alvor, Centro, Alvor

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

Grade C+ investment — short-term rental yields 1.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$628K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.7%
$3,952/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
58.4 yr
Rental only

Property details

Year built: 2025

Description

Discover this unique property in the center of Alvor, where contemporary design meets absolute comfort. This luxury villa, sold fully furnished and equipped, was conceived for those who demand the highest standard of quality and a hassle-free, turn-key moving experience. With a highly versatile layout, the property fe

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$828/night
50% ($381)Brixfox estimate($828/night)200% ($1523)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$47,426
Airbnb data$828/night · 33% occupancy
Rental income
$828/night · 33% occ.
$100,533
Running costs (20%)
Utilities, cleaning, maintenance
-$20,107
Income tax (10%)
Indonesian rental income tax
-$28,149
Property tax
Annual property tax
-$4,851
Net income
1.7% ROI
$47,426

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$2,771,739
IMT (transfer tax, investment schedule)$207,880
Imposto de Selo (stamp duty)$22,174
Notary & registration$1,359
Legal / due diligence$41,576
Total acquisition costs$272,989
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$119,130
($59,565–$178,696)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$3,202,500

Gross yield (asking)

3.6%

True gross yield (all-in)

3.1%

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.

$11.9M$8.9M$5.9M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.5M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.1M
+22%
Rental Income
+$232K
Total Position
$3.3M
+31%
5.5%/yr
Year 10
Capital Value
$3.8M
+48%
Rental Income
+$500K
Total Position
$4.3M
+68%
5.3%/yr
Year 20
Capital Value
$5.6M
+119%
Rental Income
+$1.2M
Total Position
$6.8M
+165%
5.0%/yr
Year 30
Capital Value
$8.3M
+224%
Rental Income
+$2.1M
Total Position
$10.3M
+306%
4.8%/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
Weak
1.7% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$762 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 $762 — 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 1.7% 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.
2.1%
$4,884/mo
40% occ.
2.9%
$6,646/mo
33% occ.
2.4%
$5,460/mo
current
43% occ.
3.1%
$7,223/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.