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Terraced house in Rua de São Pedro, 56, Portimão, Portimão
Terraced house in Rua de São Pedro, 56, Portimão, Portimão — image 2Terraced house in Rua de São Pedro, 56, Portimão, Portimão — image 3Terraced house in Rua de São Pedro, 56, Portimão, Portimão — image 4Terraced house in Rua de São Pedro, 56, Portimão, Portimão — image 5
Grade Cvillabudget

Terraced house in Rua de São Pedro, 56, Portimão, Portimão

Portimão · Western Algarve ·

€351,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

45%

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: €15,700/yr
Average Daily Rate: €96
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 196.5 years
5-yr Capital Value: €406,905
10-yr Capital Value: €471,715
Brixfox Score: 41.1 / 100
Comparable Properties: 30
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€402,618

+14.7% over asking

Asking price€351,000
IMT — Property transfer tax (investment schedule)€15,910
IS — Stamp duty (0.8%)€2,808
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,265
Total acquisition costs€25,233
Renovation (est. €55/m² × 137 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,535
(€4,110–€10,960)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€402,618

Gross yield (asking price)

4.5%

True gross yield (all-in)

3.9%

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: 2
Bathrooms: 3
Building: 137 m²
Land: 56 m²
Style: dated
Condition: good
Year Built: 1985
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
2.04
Visual Appeal
6.8
Ownership Security
13
Location
9.36
Land & Space
1.44
Rental Demand
4.49
Payback Speed
0
STR Suitability
4

Description

We present this 3-story house, located in the heart of central Portimão, which combines strategic location, versatility, and high potential for appreciation — ideal for a primary residence, vacation home, or investment. Key Strengths That Make a Difference: - Garage with 55 m², with capacity for up to 4 vehicles, or

Location

📍 37.1453°N, 8.5420°W

· Portimão, Algarve, Portugal

Listed by century 21 colombo 2 via Idealista.pt
2-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
2-bedroom freehold villa in Portimão — photo 2 of 5
2-bedroom freehold villa in Portimão — photo 3 of 5
2-bedroom freehold villa in Portimão — photo 4 of 5
2-bedroom freehold villa in Portimão — photo 5 of 5

Terraced house in Rua de São Pedro, 56, Portimão, Portimão

Portimão · Western Algarve · Ref BF-2910 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$381,522
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
137 m²
Land
56 m²
True net yield
0.5%
≈ $840/mo net after costs & tax
5-yr total return (net + appreciation)
7.7% / yr avg
Payback in ~196 yrs from rent
Brixfox Score 41 · C

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: 1985
Energy: F
Condition: good

Description

We present this 3-story house, located in the heart of central Portimão, which combines strategic location, versatility, and high potential for appreciation — ideal for a primary residence, vacation home, or investment. Key Strengths That Make a Difference: - Garage with 55 m², with capacity for up to 4 vehicles, or

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)
$135/night
50% ($62)Brixfox estimate($135/night)200% ($248)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Indicative
Yearly income
$10,634
Likely range $6,380 – $14,888
Airbnb data$135/night · 45% occupancy
Rental income
$135/night · 45% occ.
$20,450
Running costs (20%)
Utilities, cleaning, maintenance
-$4,090
Income tax (10%)
Indonesian rental income tax
-$5,726
Property tax
Annual property tax
-$0
Net income
2.8% ROI
$10,634

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.3%
1.9%
Fully-managed
0.9%
0.5%
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

4.6%

Annual Revenue

$20,450

Income Tax / yr

$1,789

Payback

—

True All-In Cost
Asking price$381,522
IMT — transfer tax (non-resident 7.5%)$28,614
Stamp duty (0.8%)$3,052
Notary + registry$2,174
Legal$4,692
Furnishing + STR launch$27,174
All-in cost$447,228

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$1.8M$1.4M$922K$461K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $351K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$427K
+22%
Rental Income
+$52K
Total Position
$479K
+36%
6.4%/yr
Year 10
Capital Value
$520K
+48%
Rental Income
+$112K
Total Position
$632K
+80%
6.1%/yr
Year 20
Capital Value
$769K
+119%
Rental Income
+$263K
Total Position
$1.0M
+194%
5.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$465K
Total Position
$1.6M
+357%
5.2%/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

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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
Weak
2.8% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$124 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
56 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.7%
$860/mo
40% occ.
3.6%
$1,147/mo
45% occ.
4.1%
$1,288/mo
current
55% occ.
5.0%
$1,575/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.