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Detached house in Rua Bordalo Pinheiro, 36, Alagoas - Pedregais, Alvor
Detached house in Rua Bordalo Pinheiro, 36, Alagoas - Pedregais, Alvor — image 2Detached house in Rua Bordalo Pinheiro, 36, Alagoas - Pedregais, Alvor — image 3Detached house in Rua Bordalo Pinheiro, 36, Alagoas - Pedregais, Alvor — image 4Detached house in Rua Bordalo Pinheiro, 36, Alagoas - Pedregais, Alvor — image 5
Grade Bvillaluxury

Detached house in Rua Bordalo Pinheiro, 36, Alagoas - Pedregais, Alvor

Portimão · Western Algarve ·

€3.5M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

55%

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: €113,823/yr
Average Daily Rate: €570
+18.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 75.8 years
5-yr Capital Value: €4.1M
10-yr Capital Value: €4.7M
Brixfox Score: 57.4 / 100
Comparable Properties: 12
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€3.9M

+11.5% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€3.9M

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: 5
Building: 575 m²
Land: 1070 m²
Style: contemporary
Condition: new-build
Year Built: 2023
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate exterior cornicesinterior wall panelingdecorative bathroom tiling

Score Breakdown

ROI
5.28
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
10.48
Rental Demand
5.47
Payback Speed
0
STR Suitability
4

Description

Magnificent beautiful villa, in the final stages of construction of first-class building materials, with a beautiful interior and with a variety of exclusive amenities. The villa is in a privileged quiet location, 5 minutes by car from the picturesque village of Alvor with the fantastic Alvor beach. The villa, which h

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

Visit Fastighetsbyrån Lagos, Algarve →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Fastighetsbyrån Lagos, Algarve
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 Rua Bordalo Pinheiro, 36, Alagoas - Pedregais, Alvor

Portimão · Western Algarve · Ref BF-2563 Source verified · Fastighetsbyrån Lagos, Algarve · listed 3 Jun 2026
Asking price · Freehold
$3,804,348
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
575 m²
Land
1070 m²
True net yield
1.3%
≈ $8,505/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~76 yrs from rent
Brixfox Score 57 · 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: 2023
Energy: A
Condition: new-build

Description

Magnificent beautiful villa, in the final stages of construction of first-class building materials, with a beautiful interior and with a variety of exclusive amenities. The villa is in a privileged quiet location, 5 minutes by car from the picturesque village of Alvor with the fantastic Alvor beach. The villa, which h

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)
$802/night
50% ($369)Brixfox estimate($802/night)200% ($1476)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$77,075
Likely range $46,246 – $107,905
Airbnb data$802/night · 55% occupancy
Rental income
$802/night · 55% occ.
$148,222
Running costs (20%)
Utilities, cleaning, maintenance
-$29,644
Income tax (10%)
Indonesian rental income tax
-$41,502
Property tax
Annual property tax
-$0
Net income
2.0% ROI
$77,075

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.5%
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

3.6%

Annual Revenue

$148,222

Income Tax / yr

$12,970

Payback

76 yrs

True All-In Cost
Asking price$3,804,348
IMT — transfer tax (non-resident 7.5%)$285,326
Stamp duty (0.8%)$30,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,162,826

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$16.9M$12.7M$8.5M$4.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.5M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+22%
Rental Income
+$376K
Total Position
$4.6M
+32%
5.8%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$813K
Total Position
$6.0M
+71%
5.5%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$1.9M
Total Position
$9.6M
+174%
5.2%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$3.4M
Total Position
$14.7M
+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

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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
Weak
2.0% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$738 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1070 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $738 — positioned in the top tier
Generous 1070 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 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

35% occ.
1.9%
$5,922/mo
45% occ.
2.4%
$7,630/mo
55% occ.
2.9%
$9,338/mo
current
65% occ.
3.5%
$11,046/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.