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Detached house in Rua Alto da Ria, Centro, Alvor
Detached house in Rua Alto da Ria, Centro, Alvor — image 2Detached house in Rua Alto da Ria, Centro, Alvor — image 3Detached house in Rua Alto da Ria, Centro, Alvor — image 4Detached house in Rua Alto da Ria, Centro, Alvor — image 5
Grade B+villamid-range

Detached house in Rua Alto da Ria, Centro, Alvor

Portimão · Western Algarve ·

€810,000

Asking Price (EUR)

11.8%

True Net Yield (Owner, all-in)

8.6%

True Net Yield (Managed, all-in)

14.1%

True Gross Yield

52%

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: €131,261/yr
Average Daily Rate: €687
-20.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%)
Payback Period: 11.1 years
5-yr Capital Value: €939,012
10-yr Capital Value: €1.1M
Brixfox Score: 74.4 / 100
Comparable Properties: 6
Data Confidence: 69%
Search Radius: 4 km

True Investment Cost

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

€931,060

+14.9% over asking

Asking price€810,000
IMT — Property transfer tax (investment schedule)€48,600
IS — Stamp duty (0.8%)€6,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,150
Total acquisition costs€68,480
Renovation (est. €55/m² × 176 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,680
(€5,280–€14,080)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€931,060

Gross yield (asking price)

16.2%

True gross yield (all-in)

14.1%

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: 5
Bathrooms: 4
Building: 176 m²
Style: dated
Condition: good
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and dining areabalcony with residential view

Score Breakdown

ROI
25
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
5.52
Rental Demand
5.23
Payback Speed
5
STR Suitability
4

Description

Independent house for sale, well-maintained and of excellent comfort. Set on a plot with good sun exposure (North, South, East, and West orientation), this villa has a gross area of 176 m² and 138 m² of usable area, distributed across spacious and well-utilized spaces. Ideal for families, it offers five bedrooms and fo

Location

📍 37.1279°N, 8.5930°W

· Portimão, Algarve, Portugal

Listed by ERA Portimão/Praia da Rocha via Idealista.pt
5-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
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

Detached house in Rua Alto da Ria, Centro, Alvor

Portimão · Western Algarve · Ref BF-2683 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$880,435
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
176 m²
True net yield
9.0%
≈ $11,955/mo net after costs & tax
5-yr total return (net + appreciation)
15.0% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 74 · 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: C
Condition: good

Description

Independent house for sale, well-maintained and of excellent comfort. Set on a plot with good sun exposure (North, South, East, and West orientation), this villa has a gross area of 176 m² and 138 m² of usable area, distributed across spacious and well-utilized spaces. Ideal for families, it offers five bedrooms and fo

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)
$966/night
50% ($445)Brixfox estimate($966/night)200% ($1778)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$88,871
Likely range $53,323 – $124,420
Airbnb data$966/night · 52% occupancy
Rental income
$966/night · 52% occ.
$170,907
Running costs (20%)
Utilities, cleaning, maintenance
-$34,181
Income tax (10%)
Indonesian rental income tax
-$47,854
Property tax
Annual property tax
-$0
Net income
10.1% ROI
$88,871

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

9.0%

on all-in cost of $993,688

Scenario
Pre-tax
After-tax
Owner-managed
14.4%
12.9%
Fully-managed
10.5%
9.0%
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

17.2%

Annual Revenue

$170,907

Income Tax / yr

$14,954

Payback

11 yrs

True All-In Cost
Asking price$880,435
IMT — transfer tax (non-resident 7.5%)$66,033
Stamp duty (0.8%)$7,043
Notary + registry$2,174
Legal$10,829
Furnishing + STR launch$27,174
All-in cost$993,688

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$7.5M$5.6M$3.7M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $810K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$985K
+22%
Rental Income
+$434K
Total Position
$1.4M
+75%
11.9%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$937K
Total Position
$2.1M
+164%
10.2%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$2.2M
Total Position
$4.0M
+390%
8.3%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$3.9M
Total Position
$6.5M
+705%
7.2%/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.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.1% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$889 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.1% — outperforms most villas in this market
Premium nightly rate of $889 — 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 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.
9.1%
$6,651/mo
42% occ.
11.9%
$8,709/mo
52% occ.
14.7%
$10,766/mo
current
62% occ.
17.5%
$12,824/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.