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Detached house in Rua Vicente Vaz das Vacas, 9, Portimão, Portimão
Detached house in Rua Vicente Vaz das Vacas, 9, Portimão, Portimão — image 2Detached house in Rua Vicente Vaz das Vacas, 9, Portimão, Portimão — image 3Detached house in Rua Vicente Vaz das Vacas, 9, Portimão, Portimão — image 4Detached house in Rua Vicente Vaz das Vacas, 9, Portimão, Portimão — image 5
Grade C+villamid-range

Detached house in Rua Vicente Vaz das Vacas, 9, Portimão, Portimão

Portimão · Western Algarve ·

€240,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

4.2%

True Gross Yield

39%

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: €18,100/yr
Average Daily Rate: €126
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 63.0 years
5-yr Capital Value: €278,226
10-yr Capital Value: €322,540
Brixfox Score: 50.7 / 100
Comparable Properties: 65
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.

€432,667

+80.3% over asking

Asking price€240,000
IMT — Property transfer tax (investment schedule)€7,797
IS — Stamp duty (0.8%)€1,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,600
Total acquisition costs€14,567
Renovation (est. €900/m² × 174 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€156,600
(€121,800–€191,400)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,500
All-in investment (incl. renovation & furnishing)€432,667

Gross yield (asking price)

7.5%

True gross yield (all-in)

4.2%

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: 1
Bathrooms: 2
Building: 174 m²
Land: 67 m²
Style: modern
Condition: needs-renovation
Year Built: 1988
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern facade renderingvertical slat detailinglarge window opening

Score Breakdown

ROI
6.36
Visual Appeal
12.4
Ownership Security
13
Location
9.36
Land & Space
1.59
Rental Demand
3.95
Payback Speed
0
STR Suitability
4

Description

We present a unique opportunity in the heart of Portimão. Property with an existing old building, located in a central and quiet area, sold with an approved contemporary architectural project for the construction of a new house. The construction licence is approved and pending payment. The project was designed for tho

Location

📍 37.1407°N, 8.5367°W

· Portimão, Algarve, Portugal

Visit Century21 Realty Art 2 →Listed via Idealista.pt
1-bedroom freehold villa in Portimão — photo 1 of 5
Century21 Realty Art 2
1-bedroom freehold villa in Portimão — photo 2 of 5
1-bedroom freehold villa in Portimão — photo 3 of 5
1-bedroom freehold villa in Portimão — photo 4 of 5
1-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Rua Vicente Vaz das Vacas, 9, Portimão, Portimão

Portimão · Western Algarve · Ref BF-2585 Source verified · Century21 Realty Art 2 · listed 3 Jun 2026
Asking price · Freehold
$260,870
View original listing
Ownership
Freehold
Bedrooms
1
Bathrooms
2
Built area
174 m²
Land
67 m²
True net yield
1.6%
≈ $1,149/mo net after costs & tax
5-yr total return (net + appreciation)
9.6% / yr avg
Payback in ~63 yrs from rent
Brixfox Score 51 · 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: 1988
Energy: A
Condition: needs-renovation

Description

We present a unique opportunity in the heart of Portimão. Property with an existing old building, located in a central and quiet area, sold with an approved contemporary architectural project for the construction of a new house. The construction licence is approved and pending payment. The project was designed for tho

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)
$177/night
50% ($81)Brixfox estimate($177/night)200% ($325)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Indicative
Yearly income
$12,258
Likely range $7,355 – $17,162
Airbnb data$177/night · 39% occupancy
Rental income
$177/night · 39% occ.
$23,574
Running costs (20%)
Utilities, cleaning, maintenance
-$4,715
Income tax (10%)
Indonesian rental income tax
-$6,601
Property tax
Annual property tax
-$0
Net income
4.7% ROI
$12,258

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.4%
3.7%
Fully-managed
2.2%
1.6%
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

7.5%

Annual Revenue

$23,574

Income Tax / yr

$2,063

Payback

63 yrs

True All-In Cost
Asking price$260,870
IMT — transfer tax (non-resident 7.5%)$19,565
Stamp duty (0.8%)$2,087
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$315,880

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$1.5M$1.1M$756K$378K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $240K
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 17: 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
$292K
+22%
Rental Income
+$60K
Total Position
$352K
+47%
8.0%/yr
Year 10
Capital Value
$355K
+48%
Rental Income
+$129K
Total Position
$485K
+102%
7.3%/yr
Year 20
Capital Value
$526K
+119%
Rental Income
+$303K
Total Position
$829K
+245%
6.4%/yr
Year 30
Capital Value
$778K
+224%
Rental Income
+$537K
Total Position
$1.3M
+448%
5.8%/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
Average
4.7% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$163 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
67 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% 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

30% occ.
5.2%
$1,129/mo
40% occ.
6.9%
$1,505/mo
current
39% occ.
6.8%
$1,485/mo
current
49% occ.
8.6%
$1,861/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.