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Terraced house in Pontalgar, Mexilhoeira Grande
Terraced house in Pontalgar, Mexilhoeira Grande — image 2Terraced house in Pontalgar, Mexilhoeira Grande — image 3Terraced house in Pontalgar, Mexilhoeira Grande — image 4Terraced house in Pontalgar, Mexilhoeira Grande — image 5
Grade Avillamid-range

Terraced house in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€860,000

Asking Price (EUR)

11.0%

True Net Yield (Owner, all-in)

8.0%

True Net Yield (Managed, all-in)

13.1%

True Gross Yield

55%

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: €127,761/yr
Average Daily Rate: €639
+19.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 12.2 years
5-yr Capital Value: €996,976
10-yr Capital Value: €1.2M
Brixfox Score: 77.3 / 100
Comparable Properties: 6
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.

€972,680

+13.1% over asking

Asking price€860,000
IMT — Property transfer tax (investment schedule)€51,600
IS — Stamp duty (0.8%)€6,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,900
Total acquisition costs€72,630
Renovation€0 — move-in ready
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)€972,680

Gross yield (asking price)

14.9%

True gross yield (all-in)

13.1%

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: 6
Building: 220 m²
Land: 292 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge pool (under construction)expansive rural views

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6.44
Rental Demand
5.48
Payback Speed
5
STR Suitability
4

Description

Townhouse T3+1 (3+1 bedrooms) with swimming pool and contemporary architectural design, currently under construction, in a quiet residential area between Lagos and Portimão, overlooking the Ria de Alvor and the Monchique mountains. Ground floor - Living room of 40 m2, with fireplace with wood-burning stove and access

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View this property on Arabiscos, Mediação Imobiliária Lda →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Arabiscos, Mediação Imobiliária Lda
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

Terraced house in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-3300 Source verified · Arabiscos, Mediação Imobiliária Lda · listed 2 Jun 2026
Asking price · Freehold
$934,783
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
6
Built area
220 m²
Land
292 m²
True net yield
8.2%
≈ $11,578/mo net after costs & tax
5-yr total return (net + appreciation)
14.2% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 77 · 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: 2026
Energy: A
Condition: new-build

Description

Townhouse T3+1 (3+1 bedrooms) with swimming pool and contemporary architectural design, currently under construction, in a quiet residential area between Lagos and Portimão, overlooking the Ria de Alvor and the Monchique mountains. Ground floor - Living room of 40 m2, with fireplace with wood-burning stove and access

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)
$899/night
50% ($413)Brixfox estimate($899/night)200% ($1654)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$86,507
Likely range $51,904 – $121,109
Airbnb data$899/night · 55% occupancy
Rental income
$899/night · 55% occ.
$166,359
Running costs (20%)
Utilities, cleaning, maintenance
-$33,272
Income tax (10%)
Indonesian rental income tax
-$46,580
Property tax
Annual property tax
-$0
Net income
9.3% ROI
$86,507

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.2%
11.8%
Fully-managed
9.6%
8.2%
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

15.8%

Annual Revenue

$166,359

Income Tax / yr

$14,557

Payback

12 yrs

True All-In Cost
Asking price$934,783
IMT — transfer tax (non-resident 7.5%)$70,109
Stamp duty (0.8%)$7,478
Notary + registry$2,174
Legal$11,498
Furnishing + STR launch$27,174
All-in cost$1,053,215

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$7.6M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $860K
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
$1.0M
+22%
Rental Income
+$423K
Total Position
$1.5M
+71%
11.3%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$912K
Total Position
$2.2M
+154%
9.8%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$2.1M
Total Position
$4.0M
+368%
8.0%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$3.8M
Total Position
$6.6M
+665%
7.0%/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.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$827 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
292 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.3% — outperforms most villas in this market
Premium nightly rate of $827 — 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 55% — 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

35% occ.
8.5%
$6,655/mo
45% occ.
11.0%
$8,568/mo
55% occ.
13.5%
$10,481/mo
current
65% occ.
15.9%
$12,395/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.