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House in Portimão, Portimão
House in Portimão, Portimão — image 2House in Portimão, Portimão — image 3House in Portimão, Portimão — image 4House in Portimão, Portimão — image 5
Grade Cvillabudget

House in Portimão, Portimão

Portimão · Western Algarve ·

€650,000

Asking Price (EUR)

0.3%

True Net Yield (Owner, all-in)

0.0%

True Net Yield (Managed, all-in)

0.9%

True Gross Yield

39%

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: €13,215/yr
Average Daily Rate: €92
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 99.0 years
5-yr Capital Value: €753,528
10-yr Capital Value: €873,546
Brixfox Score: 40.9 / 100
Comparable Properties: 92
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+124.1% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation (est. €900/m² × 818 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€736,200
(€572,600–€899,800)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

2.0%

True gross yield (all-in)

0.9%

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: 1
Bathrooms: 2
Building: 818 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Free

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional facadeornate window grilleswooden staircase with balusters

Score Breakdown

ROI
0
Visual Appeal
4.6
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
3.95
Payback Speed
0
STR Suitability
4

Description

In the center of the city of Portimão, Algarve, is an old palace undergoing renovation. This three-story property of historical significance has unique characteristics that give it a high level of interest, such as the lofty ceilings, which give it a larger dimension. It is a three-story structure that can be renovate

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View this property on LUXIMOS Christie’s International Real Estate →Listed via Idealista.pt
1-bedroom freehold villa in Portimão — photo 1 of 5
LUXIMOS Christie’s International Real Estate
1-bedroom freehold villa in Portimão — photo 2 of 5
1-bedroom freehold villa in Portimão — photo 3 of 5
1-bedroom freehold villa in Portimão — photo 4 of 5
1-bedroom freehold villa in Portimão — photo 5 of 5

House in Portimão, Portimão

Portimão · Western Algarve · Ref BF-3395 Source verified · LUXIMOS Christie’s International Real Estate · listed 2 Jun 2026
Asking price · Freehold
$706,522
View original listing
Ownership
Freehold
Bedrooms
1
Bathrooms
2
Built area
818 m²
5-yr total return (net + appreciation)
6.2% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 41 · 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

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: Free
Condition: needs-renovation

Description

In the center of the city of Portimão, Algarve, is an old palace undergoing renovation. This three-story property of historical significance has unique characteristics that give it a high level of interest, such as the lofty ceilings, which give it a larger dimension. It is a three-story structure that can be renovate

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)
$129/night
50% ($59)Brixfox estimate($129/night)200% ($238)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Indicative
Yearly income
$8,952
Likely range $5,372 – $12,534
Airbnb data$129/night · 39% occupancy
Rental income
$129/night · 39% occ.
$17,216
Running costs (20%)
Utilities, cleaning, maintenance
-$3,443
Income tax (10%)
Indonesian rental income tax
-$4,821
Property tax
Annual property tax
-$0
Net income
1.3% ROI
$8,952

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
0.6%
0.4%
Fully-managed
0.0%
0.0%
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

2.1%

Annual Revenue

$17,216

Income Tax / yr

$1,507

Payback

—

True All-In Cost
Asking price$706,522
IMT — transfer tax (non-resident 7.5%)$52,989
Stamp duty (0.8%)$5,652
Notary + registry$2,174
Legal$8,690
Furnishing + STR launch$27,174
All-in cost$803,201

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.9M$2.2M$1.4M$719K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $650K
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$44K
Total Position
$835K
+28%
5.1%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$94K
Total Position
$1.1M
+63%
5.0%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$221K
Total Position
$1.6M
+153%
4.8%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$392K
Total Position
$2.5M
+285%
4.6%/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

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.3% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Average
$119 per night
Visual Appeal
Weak
2/10 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
Yield of 1.3% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.4%
$825/mo
40% occ.
1.9%
$1,100/mo
current
39% occ.
1.8%
$1,085/mo
current
49% occ.
2.3%
$1,359/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.