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Detached house in Pontalgar, Mexilhoeira Grande
Detached house in Pontalgar, Mexilhoeira Grande — image 2Detached house in Pontalgar, Mexilhoeira Grande — image 3Detached house in Pontalgar, Mexilhoeira Grande — image 4Detached house in Pontalgar, Mexilhoeira Grande — image 5
Grade Bvilla

Detached house in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€950,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

63%

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: €59,623/yr
Average Daily Rate: €260
Payback Period: 36.4 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 59.3 / 100
Comparable Properties: 12
Data Confidence: 68%
Search Radius: 4 km

True Investment Cost

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

€1.1M

+16.0% over asking

Asking price€950,000
IMT — Property transfer tax (investment schedule)€57,000
IS — Stamp duty (0.8%)€7,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,250
Total acquisition costs€80,100
Renovation (est. €200/m² × 200 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€40,000
(€20,000–€60,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.4%

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: 3
Bathrooms: 4
Building: 200 m²
Year Built: 2026

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.59
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
6.28
Payback Speed
1
STR Suitability
4

Description

Luxury 3-bedroom villa with swimming pool, currently under construction, located in the exclusive Pontalgar Urbanization in Mexilhoeira Grande, in a privileged setting between Portimão and Lagos. This is a distinguished opportunity to acquire a contemporary single-family residence, designed to the highest standards of

Location

📍 37.1554°N, 8.6236°W

· Portimão, Algarve, Portugal

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

Detached house in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-92236 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$1,032,609
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
200 m²
True net yield
2.7%
≈ $4,760/mo net after costs & tax
5-yr total return (net + appreciation)
8.8% / yr avg
Payback in ~36 yrs from rent
Brixfox Score 59 · 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: 2026

Description

Luxury 3-bedroom villa with swimming pool, currently under construction, located in the exclusive Pontalgar Urbanization in Mexilhoeira Grande, in a privileged setting between Portimão and Lagos. This is a distinguished opportunity to acquire a contemporary single-family residence, designed to the highest standards of

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)
$364/night
50% ($182)Brixfox estimate($364/night)200% ($727)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Indicative
Yearly income
$40,150
Likely range $24,090 – $56,210
Airbnb data$364/night · 63% occupancy
Rental income
$364/night · 63% occ.
$77,212
Running costs (20%)
Utilities, cleaning, maintenance
-$15,442
Income tax (28%)
Non-resident IRS (Cat. F)
-$21,619
Net income
3.9% ROI
$40,150

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.7%

on all-in cost of $1,160,364

Scenario
Pre-tax
After-tax
Owner-managed
4.9%
4.3%
Fully-managed
3.3%
2.7%
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

6.7%

Annual Revenue

$77,212

Income Tax / yr

$6,757

Payback

36 yrs

True All-In Cost
Asking price$1,032,609
IMT — transfer tax (non-resident 7.5%)$77,446
Stamp duty (0.8%)$8,261
Notary + registry$2,174
Legal$12,701
Furnishing + STR launch$27,174
All-in cost$1,160,364

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $950K
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
$1.2M
+22%
Rental Income
+$196K
Total Position
$1.4M
+42%
7.3%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$423K
Total Position
$1.8M
+93%
6.8%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$993K
Total Position
$3.1M
+224%
6.0%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$1.8M
Total Position
$4.8M
+409%
5.6%/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

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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
3.9% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$335 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 $335 — 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 3.9% 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

43% occ.
2.9%
$2,463/mo
53% occ.
3.5%
$3,038/mo
63% occ.
4.2%
$3,614/mo
current
73% occ.
4.9%
$4,189/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.