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Detached house in Vila Marachique, Marachique - Amoreira - Delgadas, Alvor
Detached house in Vila Marachique, Marachique - Amoreira - Delgadas, Alvor — image 2Detached house in Vila Marachique, Marachique - Amoreira - Delgadas, Alvor — image 3Detached house in Vila Marachique, Marachique - Amoreira - Delgadas, Alvor — image 4Detached house in Vila Marachique, Marachique - Amoreira - Delgadas, Alvor — image 5
Grade Avillamid-range

Detached house in Vila Marachique, Marachique - Amoreira - Delgadas, Alvor

Portimão · Western Algarve ·

€1.6M

Asking Price (EUR)

8.9%

True Net Yield (Owner, all-in)

6.5%

True Net Yield (Managed, all-in)

10.7%

True Gross Yield

58%

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: €197,792/yr
Average Daily Rate: €938
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 14.2 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.2M
Brixfox Score: 77.4 / 100
Comparable Properties: 5
Data Confidence: 61%
Search Radius: 15 km

True Investment Cost

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

€1.9M

+16.0% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€120,000
IS — Stamp duty (0.8%)€12,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,000
Total acquisition costs€158,050
Renovation (est. €55/m² × 571 m²)
Light touch-ups — paint, fixtures, deep clean.		€31,405
(€17,130–€45,680)
Furnishing & STR launch (9bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€66,800
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

12.4%

True gross yield (all-in)

10.7%

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: 9
Bathrooms: 6
Building: 571 m²
Style: portuguese-traditional
Condition: good
Year Built: 2001
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exterior yellow trimpool with patterned border

Score Breakdown

ROI
23.06
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.78
Payback Speed
5
STR Suitability
4

Description

Fantastic villa for sale in Marachique near Alvor, consisting of 5 apartments, 4xT2 and 1xT1 located in a reference area, about 1 km from the beaches of Alvor and 500 m from the golf courses. The villa is essentially prepared for monetization and guests can enjoy 5 fully equipped apartments, with quality finishes and

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

Listed by Nuris Imobiliária via Idealista.pt
9-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
9-bedroom freehold villa in Portimão — photo 2 of 5
9-bedroom freehold villa in Portimão — photo 3 of 5
9-bedroom freehold villa in Portimão — photo 4 of 5
9-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Vila Marachique, Marachique - Amoreira - Delgadas, Alvor

Portimão · Western Algarve · Ref BF-3378 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,739,130
Ownership
Freehold
Bedrooms
9
Bathrooms
6
Built area
571 m²
True net yield
7.0%
≈ $18,020/mo net after costs & tax
5-yr total return (net + appreciation)
12.6% / yr avg
Payback in ~14 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: 2001
Energy: C
Condition: good

Description

Fantastic villa for sale in Marachique near Alvor, consisting of 5 apartments, 4xT2 and 1xT1 located in a reference area, about 1 km from the beaches of Alvor and 500 m from the golf courses. The villa is essentially prepared for monetization and guests can enjoy 5 fully equipped apartments, with quality finishes and

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)
$1,319/night
50% ($607)Brixfox estimate($1,319/night)200% ($2426)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$133,942
Likely range $80,365 – $187,518
Airbnb data$1,319/night · 58% occupancy
Rental income
$1,319/night · 58% occ.
$257,580
Running costs (20%)
Utilities, cleaning, maintenance
-$51,516
Income tax (10%)
Indonesian rental income tax
-$72,123
Property tax
Annual property tax
-$0
Net income
7.7% ROI
$133,942

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.2%
10.1%
Fully-managed
8.2%
7.0%
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

13.4%

Annual Revenue

$257,580

Income Tax / yr

$22,538

Payback

14 yrs

True All-In Cost
Asking price$1,739,130
IMT — transfer tax (non-resident 7.5%)$130,435
Stamp duty (0.8%)$13,913
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,926,196

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$12.7M$9.5M$6.4M$3.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$654K
Total Position
$2.6M
+63%
10.2%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$1.4M
Total Position
$3.8M
+136%
9.0%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$3.3M
Total Position
$6.8M
+326%
7.5%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$5.9M
Total Position
$11.1M
+591%
6.7%/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
Good
7.7% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$1213 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1213 — 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 58% — 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

38% occ.
7.3%
$10,612/mo
48% occ.
9.3%
$13,420/mo
58% occ.
11.2%
$16,228/mo
current
68% occ.
13.1%
$19,035/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.