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Detached house in Montes da Pereira, Centro da Vila, Mexilhoeira Grande
Detached house in Montes da Pereira, Centro da Vila, Mexilhoeira Grande — image 2Detached house in Montes da Pereira, Centro da Vila, Mexilhoeira Grande — image 3Detached house in Montes da Pereira, Centro da Vila, Mexilhoeira Grande — image 4Detached house in Montes da Pereira, Centro da Vila, Mexilhoeira Grande — image 5
Grade Bvillabudget

Detached house in Montes da Pereira, Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€280,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

43%

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: €28,737/yr
Average Daily Rate: €184
-44.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 27.8 years
5-yr Capital Value: €324,597
10-yr Capital Value: €376,297
Brixfox Score: 59.5 / 100
Comparable Properties: 26
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.

€668,787

+138.9% over asking

Asking price€280,000
IMT — Property transfer tax (investment schedule)€10,597
IS — Stamp duty (0.8%)€2,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,200
Total acquisition costs€18,287
Renovation (est. €900/m² × 387 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€348,300
(€270,900–€425,700)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€668,787

Gross yield (asking price)

10.3%

True gross yield (all-in)

4.3%

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: 3
Bathrooms: 1
Building: 387 m²
Land: 7000 m²
Style: dated
Condition: needs-renovation
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
13.6
Visual Appeal
2.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.29
Payback Speed
2
STR Suitability
4

Description

Unique Opportunity in Mexilhoeira Grande - Portimão Discover the perfect balance between tranquillity, space and potential in this 3 bedroom villa situated on a large plot of 7,225m² (urban and rustic), just minutes from the Autódromo Internacional do Algarve. The Current House: - 3 bedrooms - Cozy living room and

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

Listed by PrimeHouse 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 Montes da Pereira, Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-2839 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$304,348
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
387 m²
Land
7000 m²
True net yield
3.6%
≈ $2,173/mo net after costs & tax
5-yr total return (net + appreciation)
11.3% / yr avg
Payback in ~28 yrs from rent
Brixfox Score 60 · 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: F
Condition: needs-renovation

Description

Unique Opportunity in Mexilhoeira Grande - Portimão Discover the perfect balance between tranquillity, space and potential in this 3 bedroom villa situated on a large plot of 7,225m² (urban and rustic), just minutes from the Autódromo Internacional do Algarve. The Current House: - 3 bedrooms - Cozy living room and

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)
$258/night
50% ($119)Brixfox estimate($258/night)200% ($475)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Indicative
Yearly income
$19,459
Likely range $11,676 – $27,243
Airbnb data$258/night · 43% occupancy
Rental income
$258/night · 43% occ.
$37,422
Running costs (20%)
Utilities, cleaning, maintenance
-$7,484
Income tax (10%)
Indonesian rental income tax
-$10,478
Property tax
Annual property tax
-$0
Net income
6.4% ROI
$19,459

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.2%
6.3%
Fully-managed
4.5%
3.6%
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

10.3%

Annual Revenue

$37,422

Income Tax / yr

$3,274

Payback

28 yrs

True All-In Cost
Asking price$304,348
IMT — transfer tax (non-resident 7.5%)$22,826
Stamp duty (0.8%)$2,435
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$362,967

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.0M$1.5M$1.0M$506K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $280K
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
$341K
+22%
Rental Income
+$95K
Total Position
$436K
+56%
9.2%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$205K
Total Position
$620K
+121%
8.3%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$481K
Total Position
$1.1M
+291%
7.1%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$852K
Total Position
$1.8M
+529%
6.3%/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
Good
6.4% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$238 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
7000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $238 — positioned in the top tier
Generous 7000 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
Occupancy at 43% — 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.
6.5%
$1,650/mo
40% occ.
8.7%
$2,200/mo
43% occ.
9.3%
$2,357/mo
current
53% occ.
11.5%
$2,907/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.