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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 B+villaluxury

Detached house in Centro, Alvor

Portimão · Western Algarve ·

€2.9M

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

53%

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: €216,127/yr
Average Daily Rate: €1116
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 24.6 years
5-yr Capital Value: €3.4M
10-yr Capital Value: €3.9M
Brixfox Score: 70.5 / 100
Comparable Properties: 5
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€3.2M

+12.3% over asking

Asking price€2.9M
IMT — Property transfer tax (investment schedule)€216,750
IS — Stamp duty (0.8%)€23,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€43,350
Total acquisition costs€284,470
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€3.2M

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.7%

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: 5
Bathrooms: 5
Building: 375 m²
Style: contemporary
Condition: excellent
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern white facadelarge private poolspacious outdoor lounging areasbalcony with glass railingminimalist landscaping

Score Breakdown

ROI
15.18
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.31
Payback Speed
3
STR Suitability
4

Description

Magnificent villa in Alvor, where comfort, privacy, and quality of life come together in a prime location. Comprising five bedrooms, four of which are en-suite, this property offers generous spaces and exceptional comfort. All beds can be configured as king-size doubles or as twin beds, adapting to different needs. T

Location

📍 37.1313°N, 8.5937°W

· Portimão, Algarve, Portugal

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

Detached house in Centro, Alvor

Portimão · Western Algarve · Ref BF-3413 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$3,141,304
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
375 m²
True net yield
4.1%
≈ $18,988/mo net after costs & tax
5-yr total return (net + appreciation)
9.6% / yr avg
Payback in ~25 yrs from rent
Brixfox Score 71 · 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

Condition: excellent

Description

Magnificent villa in Alvor, where comfort, privacy, and quality of life come together in a prime location. Comprising five bedrooms, four of which are en-suite, this property offers generous spaces and exceptional comfort. All beds can be configured as king-size doubles or as twin beds, adapting to different needs. T

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)
$1,569/night
50% ($722)Brixfox estimate($1,569/night)200% ($2886)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$146,274
Likely range $87,764 – $204,784
Airbnb data$1,569/night · 53% occupancy
Rental income
$1,569/night · 53% occ.
$281,297
Running costs (20%)
Utilities, cleaning, maintenance
-$56,259
Income tax (10%)
Indonesian rental income tax
-$78,763
Property tax
Annual property tax
-$0
Net income
4.7% ROI
$146,274

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

4.1%

on all-in cost of $3,444,750

Scenario
Pre-tax
After-tax
Owner-managed
6.6%
5.9%
Fully-managed
4.8%
4.1%
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

8.2%

Annual Revenue

$281,297

Income Tax / yr

$24,613

Payback

25 yrs

True All-In Cost
Asking price$3,141,304
IMT — transfer tax (non-resident 7.5%)$235,598
Stamp duty (0.8%)$25,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,444,750

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$18.1M$13.6M$9.1M$4.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.9M
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 17: 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
$3.5M
+22%
Rental Income
+$714K
Total Position
$4.2M
+46%
7.9%/yr
Year 10
Capital Value
$4.3M
+48%
Rental Income
+$1.5M
Total Position
$5.8M
+101%
7.3%/yr
Year 20
Capital Value
$6.3M
+119%
Rental Income
+$3.6M
Total Position
$9.9M
+244%
6.4%/yr
Year 30
Capital Value
$9.4M
+224%
Rental Income
+$6.4M
Total Position
$15.8M
+446%
5.8%/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
Average
4.7% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$1443 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1443 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% is near 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

33% occ.
4.2%
$11,044/mo
43% occ.
5.5%
$14,384/mo
53% occ.
6.8%
$17,723/mo
current
63% occ.
8.0%
$21,063/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.