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Detached house in Estrada do Belmonte, 11, Boavista, Portimão
Detached house in Estrada do Belmonte, 11, Boavista, Portimão — image 2Detached house in Estrada do Belmonte, 11, Boavista, Portimão — image 3Detached house in Estrada do Belmonte, 11, Boavista, Portimão — image 4Detached house in Estrada do Belmonte, 11, Boavista, Portimão — image 5
Grade Avillamid-range

Detached house in Estrada do Belmonte, 11, Boavista, Portimão

Portimão · Western Algarve ·

€860,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

8.3%

True Gross Yield

61%

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: €81,554/yr
Average Daily Rate: €368
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 21.1 years
5-yr Capital Value: €996,976
10-yr Capital Value: €1.2M
Brixfox Score: 76.5 / 100
Comparable Properties: 5
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.

€983,105

+14.3% over asking

Asking price€860,000
IMT — Property transfer tax (investment schedule)€51,600
IS — Stamp duty (0.8%)€6,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,900
Total acquisition costs€72,630
Renovation (est. €55/m² × 235 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,925
(€7,050–€18,800)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€983,105

Gross yield (asking price)

9.5%

True gross yield (all-in)

8.3%

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: 3
Building: 235 m²
Land: 999 m²
Style: portuguese-traditional
Condition: good
Year Built: 1994
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue trim accentstraditional Portuguese tileswhite washed wallsoutdoor lanterns

Score Breakdown

ROI
17.25
Visual Appeal
11.8
Ownership Security
13
Location
9.36
Land & Space
12
Rental Demand
6.08
Payback Speed
3
STR Suitability
4

Description

If you´re looking for peace, comfort, and quality of life, this is the perfect home for you. Located in a quiet residential area, just 5 minutes by car from all essential amenities, this charming single-storey villa combines the tranquility of the countryside with the convenience of the city. Inside, you´ll find a spa

Location

📍 37.1557°N, 8.5461°W

· Portimão, Algarve, Portugal

View this property on SkandiaMäklarna →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
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4-bedroom freehold villa in Portimão — photo 2 of 5
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4-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Estrada do Belmonte, 11, Boavista, Portimão

Portimão · Western Algarve · Ref BF-2776 Source verified · SkandiaMäklarna · listed 3 Jun 2026
Asking price · Freehold
$934,783
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
235 m²
Land
999 m²
True net yield
4.8%
≈ $7,016/mo net after costs & tax
5-yr total return (net + appreciation)
10.8% / yr avg
Payback in ~21 yrs from rent
Brixfox Score 77 · 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: 1994
Energy: E
Condition: good

Description

If you´re looking for peace, comfort, and quality of life, this is the perfect home for you. Located in a quiet residential area, just 5 minutes by car from all essential amenities, this charming single-storey villa combines the tranquility of the countryside with the convenience of the city. Inside, you´ll find a spa

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)
$517/night
50% ($238)Brixfox estimate($517/night)200% ($952)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Indicative
Yearly income
$55,224
Likely range $33,135 – $77,314
Airbnb data$517/night · 61% occupancy
Rental income
$517/night · 61% occ.
$106,200
Running costs (20%)
Utilities, cleaning, maintenance
-$21,240
Income tax (10%)
Indonesian rental income tax
-$29,736
Property tax
Annual property tax
-$0
Net income
5.9% ROI
$55,224

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.0%
7.1%
Fully-managed
5.6%
4.8%
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

10.1%

Annual Revenue

$106,200

Income Tax / yr

$9,292

Payback

21 yrs

True All-In Cost
Asking price$934,783
IMT — transfer tax (non-resident 7.5%)$70,109
Stamp duty (0.8%)$7,478
Notary + registry$2,174
Legal$11,498
Furnishing + STR launch$27,174
All-in cost$1,053,215

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $860K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$270K
Total Position
$1.3M
+53%
8.9%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$582K
Total Position
$1.9M
+116%
8.0%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.4M
Total Position
$3.2M
+278%
6.9%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$2.4M
Total Position
$5.2M
+505%
6.2%/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
Good
5.9% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$476 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
999 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $476 — positioned in the top tier
Generous 999 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

41% occ.
5.8%
$4,488/mo
51% occ.
7.2%
$5,589/mo
61% occ.
8.6%
$6,691/mo
current
71% occ.
10.0%
$7,792/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.