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Detached house in Rua Marisabel Xavier de Fogaça, 12, Centro da Vila, Mexilhoeira Grande
Detached house in Rua Marisabel Xavier de Fogaça, 12, Centro da Vila, Mexilhoeira Grande — image 2Detached house in Rua Marisabel Xavier de Fogaça, 12, Centro da Vila, Mexilhoeira Grande — image 3Detached house in Rua Marisabel Xavier de Fogaça, 12, Centro da Vila, Mexilhoeira Grande — image 4Detached house in Rua Marisabel Xavier de Fogaça, 12, Centro da Vila, Mexilhoeira Grande — image 5
Grade Avillaluxury

Detached house in Rua Marisabel Xavier de Fogaça, 12, Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€800,000

Asking Price (EUR)

13.4%

True Net Yield (Owner, all-in)

9.8%

True Net Yield (Managed, all-in)

15.8%

True Gross Yield

56%

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: €147,096/yr
Average Daily Rate: €714
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 9.6 years
5-yr Capital Value: €927,419
10-yr Capital Value: €1.1M
Brixfox Score: 80.2 / 100
Comparable Properties: 6
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€929,800

+16.2% over asking

Asking price€800,000
IMT — Property transfer tax (investment schedule)€48,000
IS — Stamp duty (0.8%)€6,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,000
Total acquisition costs€67,650
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€929,800

Gross yield (asking price)

18.4%

True gross yield (all-in)

15.8%

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: 4
Building: 280 m²
Land: 237 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

monochromatic facadelarge sliding glass doorsglass balcony railingspergola-covered outdoor living space

Score Breakdown

ROI
25
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
4.92
Rental Demand
5.64
Payback Speed
5
STR Suitability
4

Description

**Detached House for Sale in Mexilhoeira Grande** Discover this magnificent detached house, a true gem in the heart of Mexilhoeira Grande. With 280 m² of gross area and 185 m² of usable area, this home was designed for comfort and style. On the ground floor, a spacious open-plan living and dining room connects to a mo

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

Visit Vila Nico Imobiliaria →Listed via Idealista.pt
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Vila Nico Imobiliaria
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Detached house in Rua Marisabel Xavier de Fogaça, 12, Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-2749 Source verified · Vila Nico Imobiliaria · listed 2 Jun 2026
Asking price · Freehold
$869,565
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
280 m²
Land
237 m²
True net yield
10.4%
≈ $13,530/mo net after costs & tax
5-yr total return (net + appreciation)
16.4% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 80 · 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

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2024
Energy: A+
Condition: new-build

Description

**Detached House for Sale in Mexilhoeira Grande** Discover this magnificent detached house, a true gem in the heart of Mexilhoeira Grande. With 280 m² of gross area and 185 m² of usable area, this home was designed for comfort and style. On the ground floor, a spacious open-plan living and dining room connects to a mo

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)
$1,004/night
50% ($462)Brixfox estimate($1,004/night)200% ($1848)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$99,629
Likely range $59,777 – $139,480
Airbnb data$1,004/night · 56% occupancy
Rental income
$1,004/night · 56% occ.
$191,593
Running costs (20%)
Utilities, cleaning, maintenance
-$38,319
Income tax (10%)
Indonesian rental income tax
-$53,646
Property tax
Annual property tax
-$0
Net income
11.5% ROI
$99,629

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

10.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
16.5%
14.8%
Fully-managed
12.1%
10.4%
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

19.5%

Annual Revenue

$191,593

Income Tax / yr

$16,764

Payback

10 yrs

True All-In Cost
Asking price$869,565
IMT — transfer tax (non-resident 7.5%)$65,217
Stamp duty (0.8%)$6,957
Notary + registry$2,174
Legal$10,696
Furnishing + STR launch$27,174
All-in cost$981,783

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$8.0M$6.0M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $800K
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
$973K
+22%
Rental Income
+$487K
Total Position
$1.5M
+82%
12.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$1.1M
Total Position
$2.2M
+179%
10.8%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$2.5M
Total Position
$4.2M
+427%
8.7%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$4.4M
Total Position
$7.0M
+769%
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.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.5% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$924 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
237 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.5% — outperforms most villas in this market
Premium nightly rate of $924 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — 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

36% occ.
10.8%
$7,793/mo
46% occ.
13.7%
$9,931/mo
56% occ.
16.7%
$12,070/mo
current
66% occ.
19.6%
$14,208/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.