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Detached house in Rua Bordalo Pinheiro, 35, Alagoas - Pedregais, Alvor
Detached house in Rua Bordalo Pinheiro, 35, Alagoas - Pedregais, Alvor — image 2Detached house in Rua Bordalo Pinheiro, 35, Alagoas - Pedregais, Alvor — image 3Detached house in Rua Bordalo Pinheiro, 35, Alagoas - Pedregais, Alvor — image 4Detached house in Rua Bordalo Pinheiro, 35, Alagoas - Pedregais, Alvor — image 5
Grade Bvillaluxury

Detached house in Rua Bordalo Pinheiro, 35, Alagoas - Pedregais, Alvor

Portimão · Western Algarve ·

€3.5M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

38%

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: €91,717/yr
Average Daily Rate: €659
+23.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 110.7 years
5-yr Capital Value: €4.1M
10-yr Capital Value: €4.7M
Brixfox Score: 56.9 / 100
Comparable Properties: 5
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€3.9M

+11.6% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
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)€3.9M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.3%

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: 5
Building: 575 m²
Land: 1070 m²
Style: contemporary
Condition: new-build
Year Built: 2024
Energy Certificate: Not indicated
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

classical-inspired facade columnslarge format windowsintegrated garage

Score Breakdown

ROI
3.6
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
10.48
Rental Demand
3.82
Payback Speed
0
STR Suitability
4

Description

NEW BUILT | LUXURY T4 VILLA AT MONTE DE ALVOR FOR SALE - PORTIMÃO Our LiveAlgarve Realty Team welcomes you to a beautiful Villa in the final stages of construction, featuring top-of-the-line materials and exceptional craftsmanship. The Estate is located in a tranquil, privileged area and is just a 5-minute drive from

Location

📍 37.1432°N, 8.5819°W

· Portimão, Algarve, Portugal

View this property on LiveAlgarve Realty →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
LiveAlgarve Realty
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 Rua Bordalo Pinheiro, 35, Alagoas - Pedregais, Alvor

Portimão · Western Algarve · Ref BF-2930 Source verified · LiveAlgarve Realty · listed 3 Jun 2026
Asking price · Freehold
$3,804,348
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
575 m²
Land
1070 m²
True net yield
0.9%
≈ $6,322/mo net after costs & tax
5-yr total return (net + appreciation)
6.6% / yr avg
Payback in ~111 yrs from rent
Brixfox Score 57 · 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

Year built: 2024
Energy: Not indicated
Condition: new-build

Description

NEW BUILT | LUXURY T4 VILLA AT MONTE DE ALVOR FOR SALE - PORTIMÃO Our LiveAlgarve Realty Team welcomes you to a beautiful Villa in the final stages of construction, featuring top-of-the-line materials and exceptional craftsmanship. The Estate is located in a tranquil, privileged area and is just a 5-minute drive from

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)
$926/night
50% ($426)Brixfox estimate($926/night)200% ($1704)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Indicative
Yearly income
$62,112
Likely range $37,267 – $86,957
Airbnb data$926/night · 38% occupancy
Rental income
$926/night · 38% occ.
$119,446
Running costs (20%)
Utilities, cleaning, maintenance
-$23,889
Income tax (10%)
Indonesian rental income tax
-$33,445
Property tax
Annual property tax
-$0
Net income
1.6% ROI
$62,112

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.8%
1.6%
Fully-managed
1.1%
0.9%
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

2.9%

Annual Revenue

$119,446

Income Tax / yr

$10,451

Payback

—

True All-In Cost
Asking price$3,804,348
IMT — transfer tax (non-resident 7.5%)$285,326
Stamp duty (0.8%)$30,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,162,826

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$16.2M$12.1M$8.1M$4.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.5M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+22%
Rental Income
+$303K
Total Position
$4.6M
+30%
5.4%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$655K
Total Position
$5.8M
+67%
5.2%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$1.5M
Total Position
$9.2M
+163%
5.0%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$2.7M
Total Position
$14.1M
+302%
4.7%/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
1.6% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$852 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1070 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $852 — positioned in the top tier
Generous 1070 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
Yield of 1.6% 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.
1.9%
$5,917/mo
40% occ.
2.5%
$7,889/mo
38% occ.
2.4%
$7,524/mo
current
48% occ.
3.0%
$9,497/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.