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House in Rua Bartolomeu Dias Nn, Praia da Rocha, Portimão
House in Rua Bartolomeu Dias Nn, Praia da Rocha, Portimão — image 2House in Rua Bartolomeu Dias Nn, Praia da Rocha, Portimão — image 3House in Rua Bartolomeu Dias Nn, Praia da Rocha, Portimão — image 4House in Rua Bartolomeu Dias Nn, Praia da Rocha, Portimão — image 5
Grade Avillabudget

House in Rua Bartolomeu Dias Nn, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€825,000

Asking Price (EUR)

10.0%

True Net Yield (Owner, all-in)

7.3%

True Net Yield (Managed, all-in)

11.8%

True Gross Yield

43%

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: €139,240/yr
Average Daily Rate: €880
-12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 10.6 years
5-yr Capital Value: €956,401
10-yr Capital Value: €1.1M
Brixfox Score: 75.5 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 6 km

True Investment Cost

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

€1.2M

+42.7% over asking

Asking price€825,000
IMT — Property transfer tax (investment schedule)€49,500
IS — Stamp duty (0.8%)€6,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,375
Total acquisition costs€69,725
Renovation (est. €900/m² × 282 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€253,800
(€197,400–€310,200)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

16.9%

True gross yield (all-in)

11.8%

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: 5
Bathrooms: 4
Building: 282 m²
Land: 386 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

beachfront locationtraditional Portuguese architecturecobblestone driveway

Score Breakdown

ROI
25
Visual Appeal
7.8
Ownership Security
13
Location
8.4
Land & Space
8
Rental Demand
4.33
Payback Speed
5
STR Suitability
4

Description

Praia da Rocha - Excellent Beachfront House with Ocean Beach ViewVivenda Joaninha: A total property house with two independent living spaces and a garage, with a total living area of 275 m2. Enjoyable sun exposure. The outdoor area features a paved patio. The patio can accommodate up to 4 vehicles for parking. The main

Location

📍 37.1180°N, 8.5320°W

· Portimão, Algarve, Portugal

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

House in Rua Bartolomeu Dias Nn, Praia da Rocha, Portimão

Portimão · Western Algarve · Ref BF-3164 Source verified · KW Ábaco · listed 2 Jun 2026
Asking price · Freehold
$896,739
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
282 m²
Land
386 m²
True net yield
9.4%
≈ $12,734/mo net after costs & tax
5-yr total return (net + appreciation)
15.4% / 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

Energy: E
Condition: needs-renovation

Description

Praia da Rocha - Excellent Beachfront House with Ocean Beach ViewVivenda Joaninha: A total property house with two independent living spaces and a garage, with a total living area of 275 m2. Enjoyable sun exposure. The outdoor area features a paved patio. The patio can accommodate up to 4 vehicles for parking. The main

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)
$1,238/night
50% ($569)Brixfox estimate($1,238/night)200% ($2277)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Indicative
Yearly income
$94,281
Likely range $56,568 – $131,992
Airbnb data$1,238/night · 43% occupancy
Rental income
$1,238/night · 43% occ.
$181,309
Running costs (20%)
Utilities, cleaning, maintenance
-$36,262
Income tax (10%)
Indonesian rental income tax
-$50,766
Property tax
Annual property tax
-$0
Net income
10.5% ROI
$94,281

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

9.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
15.1%
13.5%
Fully-managed
11.0%
9.4%
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

17.9%

Annual Revenue

$181,309

Income Tax / yr

$15,864

Payback

11 yrs

True All-In Cost
Asking price$896,739
IMT — transfer tax (non-resident 7.5%)$67,255
Stamp duty (0.8%)$7,174
Notary + registry$2,174
Legal$11,030
Furnishing + STR launch$27,174
All-in cost$1,011,547

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$7.8M$5.9M$3.9M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $825K
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
$1.0M
+22%
Rental Income
+$461K
Total Position
$1.5M
+77%
12.2%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$994K
Total Position
$2.2M
+169%
10.4%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$2.3M
Total Position
$4.1M
+402%
8.4%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$4.1M
Total Position
$6.8M
+725%
7.3%/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
10.5% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$1139 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Good
386 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.5% — outperforms most villas in this market
Premium nightly rate of $1139 — 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 43% — 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

30% occ.
10.6%
$7,905/mo
40% occ.
14.1%
$10,540/mo
43% occ.
15.3%
$11,422/mo
current
53% occ.
18.8%
$14,057/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.