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House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão
House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 2House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 3House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 4House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 5
Grade Avillamid-range

House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve ·

€485,000

Asking Price (EUR)

12.3%

True Net Yield (Owner, all-in)

8.8%

True Net Yield (Managed, all-in)

14.9%

True Gross Yield

59%

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: €85,117/yr
Average Daily Rate: €393
Payback Period: 10.9 years
5-yr Capital Value: €562,248
10-yr Capital Value: €651,799
Brixfox Score: 75.9 / 100
Comparable Properties: 6
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€570,385

+17.6% over asking

Asking price€485,000
IMT — Property transfer tax (investment schedule)€26,630
IS — Stamp duty (0.8%)€3,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,275
Total acquisition costs€39,035
Renovation (est. €55/m² × 160 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,800
(€4,800–€12,800)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€570,385

Gross yield (asking price)

17.6%

True gross yield (all-in)

14.9%

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: 4
Bathrooms: 2
Building: 160 m²
Land: 196 m²
Style: portuguese-traditional
Condition: good
Year Built: 1987
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled patio with intricate patternsarched entrancewayrooftop terrace

Score Breakdown

ROI
25
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
4.77
Rental Demand
5.94
Payback Speed
5
STR Suitability
4

Description

We present this cozy 3+1 bedroom villa located in the quiet neighborhood of Chão das Donas, in Portimão. With 137 m² of floor area and 160.5 m² of gross area, set on a plot of 196 m², this house has been completely renovated and is ready to receive your family with comfort and style. Spread over two floors, it has thr

Location

📍 37.1590°N, 8.5586°W

· Portimão, Algarve, Portugal

View this property on Soluções Imobiliária →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
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House in Praceta Sophia de Mello Breyner Andresen, Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve · Ref BF-3106 Source verified · Soluções Imobiliária · listed 3 Jun 2026
Asking price · Freehold
$527,174
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
160 m²
Land
196 m²
True net yield
9.2%
≈ $7,608/mo net after costs & tax
5-yr total return (net + appreciation)
15.9% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 76 · 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: 1987
Energy: D
Condition: good

Description

We present this cozy 3+1 bedroom villa located in the quiet neighborhood of Chão das Donas, in Portimão. With 137 m² of floor area and 160.5 m² of gross area, set on a plot of 196 m², this house has been completely renovated and is ready to receive your family with comfort and style. Spread over two floors, it has thr

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)
$552/night
50% ($254)Brixfox estimate($552/night)200% ($1016)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$57,629
Likely range $34,577 – $80,680
Airbnb data$552/night · 59% occupancy
Rental income
$552/night · 59% occ.
$110,825
Running costs (20%)
Utilities, cleaning, maintenance
-$22,165
Income tax (10%)
Indonesian rental income tax
-$31,031
Property tax
Annual property tax
-$0
Net income
10.9% ROI
$57,629

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

9.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
15.1%
13.4%
Fully-managed
10.8%
9.2%
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

18.3%

Annual Revenue

$110,825

Income Tax / yr

$9,697

Payback

11 yrs

True All-In Cost
Asking price$527,174
IMT — transfer tax (non-resident 7.5%)$39,538
Stamp duty (0.8%)$4,217
Notary + registry$2,174
Legal$6,485
Furnishing + STR launch$27,174
All-in cost$606,762

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$4.7M$3.5M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $485K
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
$590K
+22%
Rental Income
+$281K
Total Position
$872K
+80%
12.4%/yr
Year 10
Capital Value
$718K
+48%
Rental Income
+$608K
Total Position
$1.3M
+173%
10.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.4M
Total Position
$2.5M
+413%
8.5%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.5M
Total Position
$4.1M
+744%
7.4%/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
10.9% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$508 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
196 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.9% — outperforms most villas in this market
Premium nightly rate of $508 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
10.5%
$4,632/mo
49% occ.
13.2%
$5,807/mo
59% occ.
15.9%
$6,983/mo
current
69% occ.
18.6%
$8,158/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.