Launch offer — 3 months free free, no card

Detached house in Centro, Alvor
Detached house in Centro, Alvor — image 2Detached house in Centro, Alvor — image 3Detached house in Centro, Alvor — image 4Detached house in Centro, Alvor — image 5
Grade C+villabudget

Detached house in Centro, Alvor

Portimão · Western Algarve ·

€255,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

51%

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: €23,481/yr
Average Daily Rate: €126
Payback Period: 36.6 years
5-yr Capital Value: €295,615
10-yr Capital Value: €342,699
Brixfox Score: 51.1 / 100
Comparable Properties: 46
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€338,412

+32.7% over asking

Asking price€255,000
IMT — Property transfer tax (investment schedule)€8,847
IS — Stamp duty (0.8%)€2,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,825
Total acquisition costs€15,962
Renovation (est. €900/m² × 54 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€48,600
(€37,800–€59,400)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€338,412

Gross yield (asking price)

9.2%

True gross yield (all-in)

6.9%

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: 2
Bathrooms: 1
Building: 54 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

waterfront-location

Score Breakdown

ROI
10.56
Visual Appeal
6
Ownership Security
13
Location
8.4
Land & Space
3.08
Rental Demand
5.1
Payback Speed
1
STR Suitability
4

Description

A unique opportunity in Alvor!   A fantastic two-bedroom villa is for sale in the centre of the charming village of Alvor, just a few minutes from the beach and the stunning Alvor Lagoon. The villa comprises two bedrooms. Fitted kitchen.   Roof terrace with annexe.  Feasibility of building a first floor. An excellen

Location

📍 37.1314°N, 8.5925°W

· Portimão, Algarve, Portugal

View this property on Arabiscos, Mediação Imobiliária Lda →Listed via Idealista.pt
2-bedroom freehold villa in Portimão — photo 1 of 5
Arabiscos, Mediação Imobiliária Lda
2-bedroom freehold villa in Portimão — photo 2 of 5
2-bedroom freehold villa in Portimão — photo 3 of 5
2-bedroom freehold villa in Portimão — photo 4 of 5
2-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Centro, Alvor

Portimão · Western Algarve · Ref BF-3304 Source verified · Arabiscos, Mediação Imobiliária Lda · listed 2 Jun 2026
Asking price · Freehold
$277,174
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
54 m²
True net yield
2.7%
≈ $1,671/mo net after costs & tax
5-yr total return (net + appreciation)
10.7% / yr avg
Payback in ~37 yrs from rent
Brixfox Score 51 · C+

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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: Exempt
Condition: needs-renovation

Description

A unique opportunity in Alvor!   A fantastic two-bedroom villa is for sale in the centre of the charming village of Alvor, just a few minutes from the beach and the stunning Alvor Lagoon. The villa comprises two bedrooms. Fitted kitchen.   Roof terrace with annexe.  Feasibility of building a first floor. An excellen

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)
$178/night
50% ($82)Brixfox estimate($178/night)200% ($327)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$15,904
Likely range $9,542 – $22,265
Airbnb data$178/night · 51% occupancy
Rental income
$178/night · 51% occ.
$30,584
Running costs (20%)
Utilities, cleaning, maintenance
-$6,117
Income tax (10%)
Indonesian rental income tax
-$8,563
Property tax
Annual property tax
-$0
Net income
5.7% ROI
$15,904

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.7%

on all-in cost of $333,538

Scenario
Pre-tax
After-tax
Owner-managed
6.0%
5.2%
Fully-managed
3.5%
2.7%
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

9.2%

Annual Revenue

$30,584

Income Tax / yr

$2,676

Payback

37 yrs

True All-In Cost
Asking price$277,174
IMT — transfer tax (non-resident 7.5%)$20,788
Stamp duty (0.8%)$2,217
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$333,538

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$1.8M$1.3M$876K$438K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $255K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$310K
+22%
Rental Income
+$78K
Total Position
$388K
+52%
8.8%/yr
Year 10
Capital Value
$377K
+48%
Rental Income
+$168K
Total Position
$545K
+114%
7.9%/yr
Year 20
Capital Value
$559K
+119%
Rental Income
+$393K
Total Position
$952K
+273%
6.8%/yr
Year 30
Capital Value
$827K
+224%
Rental Income
+$696K
Total Position
$1.5M
+497%
6.1%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$163 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
5.1%
$1,171/mo
41% occ.
6.7%
$1,549/mo
51% occ.
8.3%
$1,927/mo
current
61% occ.
10.0%
$2,305/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.