House in Rua Cidade de Gôa, Portimão, Portimão
House in Rua Cidade de Gôa, Portimão, Portimão — image 2House in Rua Cidade de Gôa, Portimão, Portimão — image 3House in Rua Cidade de Gôa, Portimão, Portimão — image 4House in Rua Cidade de Gôa, Portimão, Portimão — image 5
Grade Avillamid-range

House in Rua Cidade de Gôa, Portimão, Portimão

Portimão · Western Algarve ·

€649,500

Asking Price (EUR)

8.9%

True Net Yield (Owner, all-in)

6.2%

True Net Yield (Managed, all-in)

13.7%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €104,250/yr
Average Daily Rate: €430
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 6.6 years
5-yr Capital Value: €853,433
10-yr Capital Value: €1.0M
Brixfox Score: 77.2 / 100
Comparable Properties: 5
Data Confidence: 62%
Search Radius: 3 km

True Investment Cost

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

€760,429

+17.1% over asking

Asking price€649,500
IMT — Property transfer tax (investment schedule)€38,970
IS — Stamp duty (0.8%)€5,196
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,743
Total acquisition costs€55,159
Renovation (est. €55/m² × 234 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,870
(€7,020–€18,720)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€760,429

Gross yield (asking price)

16.1%

True gross yield (all-in)

13.7%

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: 5
Bathrooms: 3
Building: 234 m²
Style: portuguese-traditional
Condition: good
Year Built: 1994

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled rooftraditional shutterspaved driveway

Score Breakdown

ROI
25
Visual Appeal
8.2
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
7.68
Payback Speed
5
STR Suitability
3

Description

We present a fantastic 5-bedroom townhouse located in the heart of Portimão, ideal for those seeking a spacious and functional home or an excellent investment opportunity in the Algarve market. Spread across a generous 230 m² of living space (350 m² total area), this property stands out for its practical and versatile

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Legacy Group →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Rua Cidade de Gôa, Portimão, Portimão

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

Grade A investment — short-term rental yields 12.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+17.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$160K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.9%
$7,560/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.8 yr
Rental only

Property details

Year built: 1994
Condition: good

Description

We present a fantastic 5-bedroom townhouse located in the heart of Portimão, ideal for those seeking a spacious and functional home or an excellent investment opportunity in the Algarve market. Spread across a generous 230 m² of living space (350 m² total area), this property stands out for its practical and versatile

Income Breakdown

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Nightly Rate (ADR)
$631/night
50% ($290)Brixfox estimate($631/night)200% ($1161)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$90,723
Airbnb data$631/night · 77% occupancy
Rental income
$631/night · 77% occ.
$176,843
Running costs (20%)
Utilities, cleaning, maintenance
-$35,369
Income tax (10%)
Indonesian rental income tax
-$49,516
Property tax
Annual property tax
-$1,235
Net income
12.9% ROI
$90,723

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$705,978
IMT (transfer tax, investment schedule)$42,359
Imposto de Selo (stamp duty)$5,648
Notary & registration$1,359
Legal / due diligence$10,590
Total acquisition costs$59,955
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,989
($7,630–$20,348)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$824,379

Gross yield (asking)

25.0%

True gross yield (all-in)

21.5%

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.

$7.0M$5.2M$3.5M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$790K
+22%
Rental Income
+$443K
Total Position
$1.2M
+90%
13.7%/yr
Year 10
Capital Value
$961K
+48%
Rental Income
+$957K
Total Position
$1.9M
+195%
11.4%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$2.2M
Total Position
$3.7M
+464%
9.0%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$4.0M
Total Position
$6.1M
+836%
7.7%/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
Strong
12.9% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Strong
$580 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.9% — outperforms most villas in this market
Strong occupancy at 77% — consistent booking demand
Premium nightly rate of $580 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

57% occ.
12.8%
$7,526/mo
67% occ.
15.1%
$8,869/mo
77% occ.
17.4%
$10,213/mo
current
87% occ.
19.6%
$11,556/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.