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Detached house in Marachique - Amoreira - Delgadas, Alvor
Detached house in Marachique - Amoreira - Delgadas, Alvor — image 2Detached house in Marachique - Amoreira - Delgadas, Alvor — image 3Detached house in Marachique - Amoreira - Delgadas, Alvor — image 4Detached house in Marachique - Amoreira - Delgadas, Alvor — image 5
Grade B+villamid-range

Detached house in Marachique - Amoreira - Delgadas, Alvor

Portimão · Western Algarve ·

€1.5M

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% 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: €107,254/yr
Average Daily Rate: €635
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has garden (+10%)
Payback Period: 27.7 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 70.9 / 100
Comparable Properties: 15
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+13.6% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,500
IS — Stamp duty (0.8%)€12,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,500
Total acquisition costs€148,250
Renovation (est. €55/m² × 284 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,620
(€8,520–€22,720)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.3%

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: 4
Building: 284 m²
Land: 2936 m²
Style: portuguese-traditional
Condition: good
Year Built: 2024
Energy Certificate: Not indicated
Private Pool
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private gardenspacious outdoor living areatraditional fireplace

Score Breakdown

ROI
13.64
Visual Appeal
13.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.62
Payback Speed
2
STR Suitability
4

Description

Immaculate 4 Bedroom Villa with large, heated Pool on Golf Course, in Alvor • Exclusive with Togofor Homes • 4 double bedrooms, 4 en-suite bathrooms • Living area 239.9m², Construction area 284,4m² • Renovated in 2024 • Plot 2,936m² • 2.6 km from the beach This detached 4-bedroom villa is fenced and gated and situate

Location

📍 37.1262°N, 8.5684°W

· Portimão, Algarve, Portugal

Visit Togofor Homes →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Togofor Homes
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4-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Marachique - Amoreira - Delgadas, Alvor

Portimão · Western Algarve · Ref BF-85008 Source verified · Togofor Homes · listed 26 Jun 2026
Asking price · Freehold
$1,630,435
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
284 m²
Land
2936 m²
True net yield
3.6%
≈ $9,146/mo net after costs & tax
5-yr total return (net + appreciation)
9.4% / yr avg
Payback in ~28 yrs from rent
Brixfox Score 71 · 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: 2024
Energy: Not indicated
Condition: good
View: garden

Description

Immaculate 4 Bedroom Villa with large, heated Pool on Golf Course, in Alvor • Exclusive with Togofor Homes • 4 double bedrooms, 4 en-suite bathrooms • Living area 239.9m², Construction area 284,4m² • Renovated in 2024 • Plot 2,936m² • 2.6 km from the beach This detached 4-bedroom villa is fenced and gated and situate

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$894/night
50% ($411)Brixfox estimate($894/night)200% ($1645)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Indicative
Yearly income
$72,651
Likely range $43,590 – $101,711
Airbnb data$894/night · 46% occupancy
Rental income
$894/night · 46% occ.
$139,713
Running costs (20%)
Utilities, cleaning, maintenance
-$27,943
Income tax (10%)
Indonesian rental income tax
-$39,120
Property tax
Annual property tax
-$0
Net income
4.5% ROI
$72,651

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

3.6%

on all-in cost of $1,808,478

Scenario
Pre-tax
After-tax
Owner-managed
6.1%
5.4%
Fully-managed
4.3%
3.6%
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

7.7%

Annual Revenue

$139,713

Income Tax / yr

$12,225

Payback

28 yrs

True All-In Cost
Asking price$1,630,435
IMT — transfer tax (non-resident 7.5%)$122,283
Stamp duty (0.8%)$13,043
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,808,478

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$9.3M$6.9M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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.
Paid back
Year 18: 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
$1.8M
+22%
Rental Income
+$355K
Total Position
$2.2M
+45%
7.8%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$766K
Total Position
$3.0M
+99%
7.1%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$1.8M
Total Position
$5.1M
+239%
6.3%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$3.2M
Total Position
$8.0M
+436%
5.8%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$823 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
2936 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $823 — positioned in the top tier
Generous 2936 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% 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.
4.2%
$5,711/mo
40% occ.
5.6%
$7,614/mo
46% occ.
6.5%
$8,802/mo
current
56% occ.
7.9%
$10,705/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.