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Detached house in Rua das Amoreira, 169, Aldeia do Carrasco - Vale da Arrancada, Portimão
Detached house in Rua das Amoreira, 169, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 2Detached house in Rua das Amoreira, 169, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 3Detached house in Rua das Amoreira, 169, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 4Detached house in Rua das Amoreira, 169, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 5
Grade A+villamid-range

Detached house in Rua das Amoreira, 169, Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve ·

€669,000

Asking Price (EUR)

11.0%

True Net Yield (Owner, all-in)

8.0%

True Net Yield (Managed, all-in)

13.3%

True Gross Yield

60%

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: €103,832/yr
Average Daily Rate: €477
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 12.0 years
5-yr Capital Value: €775,554
10-yr Capital Value: €899,080
Brixfox Score: 86.2 / 100
Comparable Properties: 9
Data Confidence: 69%
Search Radius: 4 km

True Investment Cost

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

€779,577

+16.5% over asking

Asking price€669,000
IMT — Property transfer tax (investment schedule)€40,140
IS — Stamp duty (0.8%)€5,352
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,035
Total acquisition costs€56,777
Renovation (est. €55/m² × 250 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,750
(€7,500–€20,000)
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)€779,577

Gross yield (asking price)

15.5%

True gross yield (all-in)

13.3%

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: 4
Building: 250 m²
Land: 576 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

round tower architectural featureterraced landscapingprivate pool area

Score Breakdown

ROI
25
Visual Appeal
12.8
Ownership Security
13
Location
9.36
Land & Space
11.07
Rental Demand
5.96
Payback Speed
5
STR Suitability
4

Description

4-Bedroom Villa in a Private Condominium? Step into a world of relaxation and luxury with this breathtaking 4-bedroom villa nestled within a private condominium that exceeds expectations. Every detail has been meticulously crafted to offer the epitome of comfort and opulence. Key Highlights: ? Stunning beam-shaped sw

Location

📍 37.1572°N, 8.5554°W

· Portimão, Algarve, Portugal

View this property on Arnaut Consultores →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Arnaut Consultores
4-bedroom freehold villa in Portimão — photo 2 of 5
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4-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Rua das Amoreira, 169, Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve · Ref BF-3158 Source verified · Arnaut Consultores · listed 3 Jun 2026
Asking price · Freehold
$727,174
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
250 m²
Land
576 m²
True net yield
8.4%
≈ $9,342/mo net after costs & tax
5-yr total return (net + appreciation)
14.6% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 86 · 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

Energy: C
Condition: good

Description

4-Bedroom Villa in a Private Condominium? Step into a world of relaxation and luxury with this breathtaking 4-bedroom villa nestled within a private condominium that exceeds expectations. Every detail has been meticulously crafted to offer the epitome of comfort and opulence. Key Highlights: ? Stunning beam-shaped sw

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)
$671/night
50% ($309)Brixfox estimate($671/night)200% ($1236)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$70,333
Likely range $42,200 – $98,466
Airbnb data$671/night · 60% occupancy
Rental income
$671/night · 60% occ.
$135,255
Running costs (20%)
Utilities, cleaning, maintenance
-$27,051
Income tax (10%)
Indonesian rental income tax
-$37,872
Property tax
Annual property tax
-$0
Net income
9.7% ROI
$70,333

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.6%
12.1%
Fully-managed
9.8%
8.3%
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

16.4%

Annual Revenue

$135,255

Income Tax / yr

$11,835

Payback

12 yrs

True All-In Cost
Asking price$727,174
IMT — transfer tax (non-resident 7.5%)$54,538
Stamp duty (0.8%)$5,817
Notary + registry$2,174
Legal$8,945
Furnishing + STR launch$27,174
All-in cost$825,822

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $669K
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 10: 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
$814K
+22%
Rental Income
+$344K
Total Position
$1.2M
+73%
11.6%/yr
Year 10
Capital Value
$990K
+48%
Rental Income
+$742K
Total Position
$1.7M
+159%
10.0%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.7M
Total Position
$3.2M
+379%
8.1%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$3.1M
Total Position
$5.2M
+684%
7.1%/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
9.7% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$618 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
576 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.7% — outperforms most villas in this market
Premium nightly rate of $618 — positioned in the top tier
Generous 576 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 60% — 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

40% occ.
9.3%
$5,662/mo
50% occ.
11.7%
$7,091/mo
60% occ.
14.1%
$8,521/mo
current
70% occ.
16.4%
$9,951/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.