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Detached house in Estrada do Belmonte, 15, Boavista, Portimão
Detached house in Estrada do Belmonte, 15, Boavista, Portimão — image 2Detached house in Estrada do Belmonte, 15, Boavista, Portimão — image 3Detached house in Estrada do Belmonte, 15, Boavista, Portimão — image 4Detached house in Estrada do Belmonte, 15, Boavista, Portimão — image 5
Grade B+villaluxury

Detached house in Estrada do Belmonte, 15, Boavista, Portimão

Portimão · Western Algarve ·

€1.5M

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

62%

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: €103,273/yr
Average Daily Rate: €459
+16.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Luxury finish (+8%)
Payback Period: 29.1 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 73.7 / 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.

€1.7M

+14.0% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,500
IS — Stamp duty (0.8%)€12,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,500
Total acquisition costs€148,250
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)€1.7M

Gross yield (asking price)

6.9%

True gross yield (all-in)

6.0%

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: 516 m²
Land: 1787 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1993
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched walkwaystraditional roof tilesexterior lighting for evening ambiance

Score Breakdown

ROI
13.01
Visual Appeal
14.2
Ownership Security
13
Location
9.36
Land & Space
12
Rental Demand
6.17
Payback Speed
2
STR Suitability
4

Description

Exclusive Colonial-Style Villa An exclusive colonial-style villa located in one of the most prestigious areas of Portimão, offering stunning views, privacy, and an open-concept living and dining room with the kitchen, a library, 4 bedrooms, spacious terraces, a south-facing swimming pool, and gardens thoughtfully desi

Location

📍 37.1557°N, 8.5461°W

· Portimão, Algarve, Portugal

Listed by Century 21 Inovation 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 Estrada do Belmonte, 15, Boavista, Portimão

Portimão · Western Algarve · Ref BF-3001 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$1,630,435
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
516 m²
Land
1787 m²
True net yield
3.4%
≈ $8,747/mo net after costs & tax
5-yr total return (net + appreciation)
9.2% / yr avg
Payback in ~29 yrs from rent
Brixfox Score 74 · 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: 1993
Energy: B-
Condition: excellent

Description

Exclusive Colonial-Style Villa An exclusive colonial-style villa located in one of the most prestigious areas of Portimão, offering stunning views, privacy, and an open-concept living and dining room with the kitchen, a library, 4 bedrooms, spacious terraces, a south-facing swimming pool, and gardens thoughtfully desi

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)
$645/night
50% ($297)Brixfox estimate($645/night)200% ($1187)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Indicative
Yearly income
$69,915
Likely range $41,949 – $97,882
Airbnb data$645/night · 62% occupancy
Rental income
$645/night · 62% occ.
$134,452
Running costs (20%)
Utilities, cleaning, maintenance
-$26,890
Income tax (10%)
Indonesian rental income tax
-$37,647
Property tax
Annual property tax
-$0
Net income
4.3% ROI
$69,915

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.8%
5.2%
Fully-managed
4.1%
3.4%
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

7.4%

Annual Revenue

$134,452

Income Tax / yr

$11,764

Payback

29 yrs

True All-In Cost
Asking price$1,630,435
IMT — transfer tax (non-resident 7.5%)$122,283
Stamp duty (0.8%)$13,043
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,808,478

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$9.1M$6.8M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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.
Paid back
Year 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$341K
Total Position
$2.2M
+44%
7.6%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$737K
Total Position
$3.0M
+97%
7.0%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$1.7M
Total Position
$5.0M
+234%
6.2%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$3.1M
Total Position
$7.9M
+428%
5.7%/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

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
Average
4.3% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$594 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1787 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $594 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1787 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% is near the market average — model your cashflow carefully

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

42% occ.
4.2%
$5,723/mo
52% occ.
5.2%
$7,097/mo
62% occ.
6.2%
$8,470/mo
current
72% occ.
7.2%
$9,844/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.