Launch offer — 3 months free free, no card

House in Rua dos Ulmeiros, 17, Sesmarias - Telheiro - Penina, Alvor
House in Rua dos Ulmeiros, 17, Sesmarias - Telheiro - Penina, Alvor — image 2House in Rua dos Ulmeiros, 17, Sesmarias - Telheiro - Penina, Alvor — image 3House in Rua dos Ulmeiros, 17, Sesmarias - Telheiro - Penina, Alvor — image 4House in Rua dos Ulmeiros, 17, Sesmarias - Telheiro - Penina, Alvor — image 5
Grade Avillamid-range

House in Rua dos Ulmeiros, 17, Sesmarias - Telheiro - Penina, Alvor

Portimão · Western Algarve ·

€879,000

Asking Price (EUR)

13.8%

True Net Yield (Owner, all-in)

10.1%

True Net Yield (Managed, all-in)

16.2%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €164,633/yr
Average Daily Rate: €874
+2.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 9.3 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 82.4 / 100
Comparable Properties: 5
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€1.0M

+15.6% over asking

Asking price€879,000
IMT — Property transfer tax (investment schedule)€52,740
IS — Stamp duty (0.8%)€7,032
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,185
Total acquisition costs€74,207
Renovation (est. €55/m² × 325 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,875
(€9,750–€26,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

18.7%

True gross yield (all-in)

16.2%

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: 5
Bathrooms: 4
Building: 325 m²
Land: 736 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled roofcovered entrance with columns

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
11.02
Rental Demand
5.16
Payback Speed
5
STR Suitability
4

Description

We present a unique property where space and functionality meet modernity. This detached house, with 325 m² of gross area and set on a plot of 735.77 m², was designed for those seeking tranquility, security and proximity to the sea. Highlights of Excellence: • Total Privacy: Entirely walled and fenced space, guaranteei

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

View this property on KW Flash Algarve - Sotavento →Listed via Idealista.pt
5-bedroom freehold villa in Portimão — photo 1 of 5
KW Flash Algarve - Sotavento
5-bedroom freehold villa in Portimão — photo 2 of 5
5-bedroom freehold villa in Portimão — photo 3 of 5
5-bedroom freehold villa in Portimão — photo 4 of 5
5-bedroom freehold villa in Portimão — photo 5 of 5

House in Rua dos Ulmeiros, 17, Sesmarias - Telheiro - Penina, Alvor

Portimão · Western Algarve · Ref BF-2575 Source verified · KW Flash Algarve - Sotavento · listed 3 Jun 2026
Asking price · Freehold
$955,435
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
325 m²
Land
736 m²
True net yield
10.7%
≈ $15,246/mo net after costs & tax
5-yr total return (net + appreciation)
16.6% / yr avg
Payback in ~9 yrs from rent
Brixfox Score 82 · A

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: 2005
Energy: D
Condition: good

Description

We present a unique property where space and functionality meet modernity. This detached house, with 325 m² of gross area and set on a plot of 735.77 m², was designed for those seeking tranquility, security and proximity to the sea. Highlights of Excellence: • Total Privacy: Entirely walled and fenced space, guaranteei

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)
$1,232/night
50% ($567)Brixfox estimate($1,232/night)200% ($2267)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$111,743
Likely range $67,046 – $156,441
Airbnb data$1,232/night · 52% occupancy
Rental income
$1,232/night · 52% occ.
$214,891
Running costs (20%)
Utilities, cleaning, maintenance
-$42,978
Income tax (10%)
Indonesian rental income tax
-$60,170
Property tax
Annual property tax
-$0
Net income
11.7% ROI
$111,743

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

10.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
17.0%
15.3%
Fully-managed
12.5%
10.7%
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

20.0%

Annual Revenue

$214,891

Income Tax / yr

$18,803

Payback

9 yrs

True All-In Cost
Asking price$955,435
IMT — transfer tax (non-resident 7.5%)$71,658
Stamp duty (0.8%)$7,643
Notary + registry$2,174
Legal$11,752
Furnishing + STR launch$27,174
All-in cost$1,075,836

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$8.9M$6.7M$4.5M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $879K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$546K
Total Position
$1.6M
+84%
12.9%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$1.2M
Total Position
$2.5M
+182%
10.9%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$2.8M
Total Position
$4.7M
+433%
8.7%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$4.9M
Total Position
$7.7M
+781%
7.5%/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
Strong
11.7% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$1133 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
736 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.7% — outperforms most villas in this market
Premium nightly rate of $1133 — positioned in the top tier
Generous 736 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
10.4%
$8,291/mo
42% occ.
13.7%
$10,914/mo
52% occ.
17.0%
$13,537/mo
current
62% occ.
20.3%
$16,160/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.