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Detached house in Rua dos Vizinhos, 45, Boavista, Portimão
Detached house in Rua dos Vizinhos, 45, Boavista, Portimão — image 2Detached house in Rua dos Vizinhos, 45, Boavista, Portimão — image 3Detached house in Rua dos Vizinhos, 45, Boavista, Portimão — image 4Detached house in Rua dos Vizinhos, 45, Boavista, Portimão — image 5
Grade B+villamid-range

Detached house in Rua dos Vizinhos, 45, Boavista, Portimão

Portimão · Western Algarve ·

€315,000

Asking Price (EUR)

8.4%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

11.1%

True Gross Yield

36%

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: €41,092/yr
Average Daily Rate: €310
Payback Period: 18.0 years
5-yr Capital Value: €365,171
10-yr Capital Value: €423,334
Brixfox Score: 68.9 / 100
Comparable Properties: 16
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€368,742

+17.1% over asking

Asking price€315,000
IMT — Property transfer tax (investment schedule)€13,047
IS — Stamp duty (0.8%)€2,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,725
Total acquisition costs€21,542
Renovation€0 — move-in ready
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)€368,742

Gross yield (asking price)

13.1%

True gross yield (all-in)

11.1%

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: 2
Building: 178 m²
Land: 129 m²
Style: contemporary
Condition: excellent
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exterior stone claddingcovered outdoor dining areamodern light fixtures

Score Breakdown

ROI
19.65
Visual Appeal
12.2
Ownership Security
13
Location
9.36
Land & Space
3.03
Rental Demand
3.63
Payback Speed
4
STR Suitability
4

Description

We present this nice villa in the Coca das Maravilhas area, in Portimão The house consists of: 3 bedrooms, one of them with spacious closet 1 master bathroom Open concept living room and dining room Large kitchen Box garage Terrace Upon entering through the main door, you will find a staircase leading to the upp

Location

📍 37.1492°N, 8.5468°W

· Portimão, Algarve, Portugal

Listed by Imojoy Real Estate 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 Rua dos Vizinhos, 45, Boavista, Portimão

Portimão · Western Algarve · Ref BF-2598 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$342,391
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
178 m²
Land
129 m²
True net yield
5.6%
≈ $3,368/mo net after costs & tax
5-yr total return (net + appreciation)
13.0% / yr avg
Payback in ~18 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

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: E
Condition: excellent

Description

We present this nice villa in the Coca das Maravilhas area, in Portimão The house consists of: 3 bedrooms, one of them with spacious closet 1 master bathroom Open concept living room and dining room Large kitchen Box garage Terrace Upon entering through the main door, you will find a staircase leading to the upp

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)
$436/night
50% ($201)Brixfox estimate($436/night)200% ($802)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Indicative
Yearly income
$27,810
Likely range $16,686 – $38,934
Airbnb data$436/night · 36% occupancy
Rental income
$436/night · 36% occ.
$53,480
Running costs (20%)
Utilities, cleaning, maintenance
-$10,696
Income tax (10%)
Indonesian rental income tax
-$14,975
Property tax
Annual property tax
-$0
Net income
8.1% ROI
$27,810

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

5.5%

on all-in cost of $404,370

Scenario
Pre-tax
After-tax
Owner-managed
10.0%
8.8%
Fully-managed
6.7%
5.5%
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

13.2%

Annual Revenue

$53,480

Income Tax / yr

$4,679

Payback

18 yrs

True All-In Cost
Asking price$342,391
IMT — transfer tax (non-resident 7.5%)$25,679
Stamp duty (0.8%)$2,739
Notary + registry$2,174
Legal$4,212
Furnishing + STR launch$27,174
All-in cost$404,370

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.6M$1.9M$1.3M$644K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $315K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$383K
+22%
Rental Income
+$136K
Total Position
$519K
+65%
10.5%/yr
Year 10
Capital Value
$466K
+48%
Rental Income
+$293K
Total Position
$760K
+141%
9.2%/yr
Year 20
Capital Value
$690K
+119%
Rental Income
+$687K
Total Position
$1.4M
+337%
7.7%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$1.2M
Total Position
$2.2M
+611%
6.8%/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

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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
Strong
8.1% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$401 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
129 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.1% — outperforms most villas in this market
Premium nightly rate of $401 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 36% — 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.
9.8%
$2,785/mo
40% occ.
13.0%
$3,714/mo
36% occ.
11.8%
$3,369/mo
current
46% occ.
15.1%
$4,298/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.