Launch offer — 3 months free free, no card

House in Centro da Vila, Mexilhoeira Grande
House in Centro da Vila, Mexilhoeira Grande — image 2House in Centro da Vila, Mexilhoeira Grande — image 3House in Centro da Vila, Mexilhoeira Grande — image 4House in Centro da Vila, Mexilhoeira Grande — image 5
Grade B+villaluxury

House in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€900,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

48%

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: €77,755/yr
Average Daily Rate: €446
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 23.6 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 69.4 / 100
Comparable Properties: 26
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+14.4% over asking

Asking price€900,000
IMT — Property transfer tax (investment schedule)€54,000
IS — Stamp duty (0.8%)€7,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,500
Total acquisition costs€75,950
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.6%

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: 185 m²
Land: 237 m²
Style: modern
Condition: new-build
Year Built: 2023
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private plunge poolintegrated outdoor BBQlarge sliding glass doorsopen-plan living/kitchenminimalist black and white kitchen

Score Breakdown

ROI
15.72
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
5.5
Rental Demand
4.77
Payback Speed
3
STR Suitability
4

Description

Modern style 3+1-bedroom villa with swimming pool, located in a quiet urban area between Lagos and Alvor, in its final stages of construction. Upon entering the home into the entrance hallway, we see the spacious open-plan living, dining room and a fully equipped kitchen with top of the line appliances, with big glass

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View this property on LUXIMOS Christie’s International Real Estate →Listed via Idealista.pt
3-bedroom freehold villa in Portimão — photo 1 of 5
LUXIMOS Christie’s International Real Estate
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

House in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-2555 Source verified · LUXIMOS Christie’s International Real Estate · listed 2 Jun 2026
Asking price · Freehold
$978,261
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
185 m²
Land
237 m²
True net yield
4.2%
≈ $6,611/mo net after costs & tax
5-yr total return (net + appreciation)
10.3% / yr avg
Payback in ~24 yrs from rent
Brixfox Score 69 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2023
Energy: A+
Condition: new-build

Description

Modern style 3+1-bedroom villa with swimming pool, located in a quiet urban area between Lagos and Alvor, in its final stages of construction. Upon entering the home into the entrance hallway, we see the spacious open-plan living, dining room and a fully equipped kitchen with top of the line appliances, with big glass

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)
$627/night
50% ($289)Brixfox estimate($627/night)200% ($1154)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$52,622
Likely range $31,574 – $73,672
Airbnb data$627/night · 48% occupancy
Rental income
$627/night · 48% occ.
$101,197
Running costs (20%)
Utilities, cleaning, maintenance
-$20,239
Income tax (10%)
Indonesian rental income tax
-$28,335
Property tax
Annual property tax
-$0
Net income
5.4% ROI
$52,622

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.2%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
7.2%
6.4%
Fully-managed
5.0%
4.2%
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

9.2%

Annual Revenue

$101,197

Income Tax / yr

$8,854

Payback

24 yrs

True All-In Cost
Asking price$978,261
IMT — transfer tax (non-resident 7.5%)$73,370
Stamp duty (0.8%)$7,826
Notary + registry$2,174
Legal$12,033
Furnishing + STR launch$27,174
All-in cost$1,100,837

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $900K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$257K
Total Position
$1.4M
+50%
8.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$555K
Total Position
$1.9M
+110%
7.7%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.3M
Total Position
$3.3M
+264%
6.7%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.3M
Total Position
$5.2M
+480%
6.0%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$577 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
237 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $577 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.9%
$4,007/mo
40% occ.
6.6%
$5,343/mo
48% occ.
7.8%
$6,375/mo
current
58% occ.
9.5%
$7,711/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.