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Detached house in ., Monte Canelas, Mexilhoeira Grande
Detached house in ., Monte Canelas, Mexilhoeira Grande — image 2Detached house in ., Monte Canelas, Mexilhoeira Grande — image 3Detached house in ., Monte Canelas, Mexilhoeira Grande — image 4Detached house in ., Monte Canelas, Mexilhoeira Grande — image 5
Grade C+villa

Detached house in ., Monte Canelas, Mexilhoeira Grande

Portimão · Western Algarve ·

€2.8M

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €89,879/yr
Average Daily Rate: €458
Payback Period: 78.9 years
5-yr Capital Value: €3.2M
10-yr Capital Value: €3.7M
Brixfox Score: 51.9 / 100
Comparable Properties: 5
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€3.1M

+14.3% over asking

Asking price€2.8M
IMT — Property transfer tax (investment schedule)€206,250
IS — Stamp duty (0.8%)€22,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€41,250
Total acquisition costs€270,750
Renovation (est. €200/m² × 429 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€85,800
(€42,900–€128,700)
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)€3.1M

Gross yield (asking price)

3.3%

True gross yield (all-in)

2.9%

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: 3
Building: 429 m²
Year Built: 2007

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
5.08
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.38
Payback Speed
0
STR Suitability
4

Description

LUXURY | SECLUDED LARGE T2+2 COUNTRY ESTATE WITH SEA VIEW AT MEXILHOEIRA GRANDE FOR SALE | PORTIMãO The LiveAlgarve Realty Team presents a stunning countryside property on the outskirts of Mexilhoeira Grande. Set on a sprawling 5-hectare plot, this modern villa offers complete privacy, high-end contemporary features,

Location

📍 37.1982°N, 8.6101°W

· Portimão, Algarve, Portugal

Listed by LiveAlgarve Realty via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
4-bedroom freehold villa in Portimão — photo 2 of 5
4-bedroom freehold villa in Portimão — photo 3 of 5
4-bedroom freehold villa in Portimão — photo 4 of 5
4-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in ., Monte Canelas, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-92031 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$2,989,130
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
429 m²
True net yield
1.3%
≈ $6,574/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~79 yrs from rent
Brixfox Score 52 · C+

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: 2007

Description

LUXURY | SECLUDED LARGE T2+2 COUNTRY ESTATE WITH SEA VIEW AT MEXILHOEIRA GRANDE FOR SALE | PORTIMãO The LiveAlgarve Realty Team presents a stunning countryside property on the outskirts of Mexilhoeira Grande. Set on a sprawling 5-hectare plot, this modern villa offers complete privacy, high-end contemporary features,

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)
$640/night
50% ($320)Brixfox estimate($640/night)200% ($1,280)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$60,526
Likely range $36,316 – $84,737
Airbnb data$640/night · 54% occupancy
Rental income
$640/night · 54% occ.
$116,397
Running costs (20%)
Utilities, cleaning, maintenance
-$23,279
Income tax (28%)
Non-resident IRS (Cat. F)
-$32,591
Net income
2.0% ROI
$60,526

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.3%

on all-in cost of $3,279,946

Scenario
Pre-tax
After-tax
Owner-managed
2.4%
2.1%
Fully-managed
1.6%
1.3%
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

3.5%

Annual Revenue

$116,397

Income Tax / yr

$10,185

Payback

79 yrs

True All-In Cost
Asking price$2,989,130
IMT — transfer tax (non-resident 7.5%)$224,185
Stamp duty (0.8%)$23,913
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,279,946

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$13.3M$10.0M$6.7M$3.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.8M
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
$3.3M
+22%
Rental Income
+$296K
Total Position
$3.6M
+32%
5.8%/yr
Year 10
Capital Value
$4.1M
+48%
Rental Income
+$638K
Total Position
$4.7M
+71%
5.5%/yr
Year 20
Capital Value
$6.0M
+119%
Rental Income
+$1.5M
Total Position
$7.5M
+174%
5.2%/yr
Year 30
Capital Value
$8.9M
+224%
Rental Income
+$2.6M
Total Position
$11.6M
+321%
4.9%/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
Weak
2.0% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$589 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 $589 — 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 2.0% 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

34% occ.
1.4%
$3,423/mo
44% occ.
1.8%
$4,435/mo
54% occ.
2.2%
$5,447/mo
current
64% occ.
2.6%
$6,460/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.