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Detached house in Beco do Alecrim, 13, Vau, Portimão
Detached house in Beco do Alecrim, 13, Vau, Portimão — image 2Detached house in Beco do Alecrim, 13, Vau, Portimão — image 3Detached house in Beco do Alecrim, 13, Vau, Portimão — image 4Detached house in Beco do Alecrim, 13, Vau, Portimão — image 5
Grade Avillamid-range

Detached house in Beco do Alecrim, 13, Vau, Portimão

Portimão · Western Algarve ·

€780,000

Asking Price (EUR)

12.2%

True Net Yield (Owner, all-in)

8.8%

True Net Yield (Managed, all-in)

14.5%

True Gross Yield

54%

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: €130,930/yr
Average Daily Rate: €661
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 10.7 years
5-yr Capital Value: €904,234
10-yr Capital Value: €1.0M
Brixfox Score: 84 / 100
Comparable Properties: 13
Data Confidence: 77%
Search Radius: 3 km

True Investment Cost

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

€905,840

+16.1% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation (est. €55/m² × 360 m²)
Light touch-ups — paint, fixtures, deep clean.		€19,800
(€10,800–€28,800)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€905,840

Gross yield (asking price)

16.8%

True gross yield (all-in)

14.5%

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: 360 m²
Land: 530 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tileswhite stucco exteriorbalconies with balustradesprivate swimming pool

Score Breakdown

ROI
25
Visual Appeal
12.2
Ownership Security
13
Location
9.36
Land & Space
9.96
Rental Demand
5.43
Payback Speed
5
STR Suitability
4

Description

Detached M4 villa located in Portimão, Vale França, located in a privileged and quiet area, since it is on a dead end street, and has a wide view to the countryside. At the entrance we have a spacious entrance hall and on the right side a spacious living room with fireplace, plenty of natural light and overlooking the

Location

📍 37.1268°N, 8.5517°W

· Portimão, Algarve, Portugal

Listed by Vista Plaza via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
4-bedroom freehold villa in Portimão — photo 2 of 5
4-bedroom freehold villa in Portimão — photo 3 of 5
4-bedroom freehold villa in Portimão — photo 4 of 5
4-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Beco do Alecrim, 13, Vau, Portimão

Portimão · Western Algarve · Ref BF-2905 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$847,826
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
360 m²
Land
530 m²
True net yield
9.3%
≈ $11,947/mo net after costs & tax
5-yr total return (net + appreciation)
15.4% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 84 · 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: 2003
Energy: E
Condition: good

Description

Detached M4 villa located in Portimão, Vale França, located in a privileged and quiet area, since it is on a dead end street, and has a wide view to the countryside. At the entrance we have a spacious entrance hall and on the right side a spacious living room with fireplace, plenty of natural light and overlooking the

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)
$929/night
50% ($428)Brixfox estimate($929/night)200% ($1710)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$88,688
Likely range $53,213 – $124,163
Airbnb data$929/night · 54% occupancy
Rental income
$929/night · 54% occ.
$170,553
Running costs (20%)
Utilities, cleaning, maintenance
-$34,111
Income tax (10%)
Indonesian rental income tax
-$47,755
Property tax
Annual property tax
-$0
Net income
10.5% ROI
$88,688

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

9.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
15.0%
13.4%
Fully-managed
10.9%
9.3%
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

17.8%

Annual Revenue

$170,553

Income Tax / yr

$14,924

Payback

11 yrs

True All-In Cost
Asking price$847,826
IMT — transfer tax (non-resident 7.5%)$63,587
Stamp duty (0.8%)$6,783
Notary + registry$2,174
Legal$10,428
Furnishing + STR launch$27,174
All-in cost$957,972

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$7.4M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $780K
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
$949K
+22%
Rental Income
+$433K
Total Position
$1.4M
+77%
12.1%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$935K
Total Position
$2.1M
+168%
10.4%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$2.2M
Total Position
$3.9M
+400%
8.4%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$3.9M
Total Position
$6.4M
+722%
7.3%/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

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
10.5% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$855 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
530 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.5% — outperforms most villas in this market
Premium nightly rate of $855 — positioned in the top tier
Generous 530 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — factor in seasonal gaps

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

34% occ.
9.6%
$6,787/mo
44% occ.
12.4%
$8,766/mo
54% occ.
15.2%
$10,745/mo
current
64% occ.
18.0%
$12,724/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.