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Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão
Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 2Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 3Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 4Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 5
Grade Bvillamid-range

Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve ·

€490,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

36%

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: €41,267/yr
Average Daily Rate: €311
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 28.8 years
5-yr Capital Value: €568,044
10-yr Capital Value: €658,519
Brixfox Score: 59.5 / 100
Comparable Properties: 6
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€571,650

+16.7% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation (est. €55/m² × 180 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,900
(€5,400–€14,400)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€571,650

Gross yield (asking price)

8.4%

True gross yield (all-in)

7.2%

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: 3
Bathrooms: 5
Building: 180 m²
Land: 219 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
13.15
Visual Appeal
9.2
Ownership Security
13
Location
9.36
Land & Space
5.13
Rental Demand
3.64
Payback Speed
2
STR Suitability
4

Description

House with Two Independent Apartments in Chão das Donas. Are you looking for a property that combines the possibility of being your own home and having a guaranteed income? This house represents a market opportunity. It is a three-story house with a generous balcony and terrace, organized into two independent units,

Location

📍 37.1590°N, 8.5606°W

· Portimão, Algarve, Portugal

Visit Arnaut Consultores →Listed via Idealista.pt
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Arnaut Consultores
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3-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Rua Poeta António Aleixo, Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve · Ref BF-3245 Source verified · Arnaut Consultores · listed 3 Jun 2026
Asking price · Freehold
$532,609
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
5
Built area
180 m²
Land
219 m²
True net yield
3.5%
≈ $3,274/mo net after costs & tax
5-yr total return (net + appreciation)
10.2% / yr avg
Payback in ~29 yrs from rent
Brixfox Score 60 · 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

Energy: E
Condition: good

Description

House with Two Independent Apartments in Chão das Donas. Are you looking for a property that combines the possibility of being your own home and having a guaranteed income? This house represents a market opportunity. It is a three-story house with a generous balcony and terrace, organized into two independent units,

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)
$437/night
50% ($201)Brixfox estimate($437/night)200% ($804)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Indicative
Yearly income
$27,938
Likely range $16,763 – $39,113
Airbnb data$437/night · 36% occupancy
Rental income
$437/night · 36% occ.
$53,726
Running costs (20%)
Utilities, cleaning, maintenance
-$10,745
Income tax (10%)
Indonesian rental income tax
-$15,043
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$27,938

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.4%
5.7%
Fully-managed
4.2%
3.5%
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

8.8%

Annual Revenue

$53,726

Income Tax / yr

$4,701

Payback

29 yrs

True All-In Cost
Asking price$532,609
IMT — transfer tax (non-resident 7.5%)$39,946
Stamp duty (0.8%)$4,261
Notary + registry$2,174
Legal$6,551
Furnishing + STR launch$27,174
All-in cost$612,714

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.2M$2.4M$1.6M$808K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$596K
+22%
Rental Income
+$136K
Total Position
$733K
+50%
8.4%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$295K
Total Position
$1.0M
+108%
7.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$691K
Total Position
$1.8M
+260%
6.6%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.2M
Total Position
$2.8M
+474%
6.0%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$402 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
219 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $402 — 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 36% — 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.
6.3%
$2,792/mo
40% occ.
8.4%
$3,723/mo
36% occ.
7.6%
$3,385/mo
current
46% occ.
9.7%
$4,316/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.