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Detached house in Rua Dom Carlos I, Portimão, Portimão
Detached house in Rua Dom Carlos I, Portimão, Portimão — image 2Detached house in Rua Dom Carlos I, Portimão, Portimão — image 3Detached house in Rua Dom Carlos I, Portimão, Portimão — image 4Detached house in Rua Dom Carlos I, Portimão, Portimão — image 5
Grade Avillamid-range

Detached house in Rua Dom Carlos I, Portimão, Portimão

Portimão · Western Algarve ·

€725,000

Asking Price (EUR)

9.4%

True Net Yield (Owner, all-in)

6.7%

True Net Yield (Managed, all-in)

11.4%

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: €96,595/yr
Average Daily Rate: €483
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 14.2 years
5-yr Capital Value: €840,474
10-yr Capital Value: €974,339
Brixfox Score: 80.9 / 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.

€845,590

+16.6% over asking

Asking price€725,000
IMT — Property transfer tax (investment schedule)€43,500
IS — Stamp duty (0.8%)€5,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,875
Total acquisition costs€61,425
Renovation (est. €55/m² × 393 m²)
Light touch-ups — paint, fixtures, deep clean.		€21,615
(€11,790–€31,440)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€845,590

Gross yield (asking price)

13.3%

True gross yield (all-in)

11.4%

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: 3
Building: 393 m²
Land: 650 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone pathwaysterraced garden bedstraditional white stucco exterior

Score Breakdown

ROI
23.08
Visual Appeal
10.8
Ownership Security
13
Location
9.36
Land & Space
10.21
Rental Demand
5.48
Payback Speed
5
STR Suitability
4

Description

Discover this renovated four-bedroom townhouse, where classic charm meets modern comfort. Located in the heart of Portimão, this property offers a rare combination of space, style, and prime location. Spread over two well-designed floors, the house includes a spacious ground-floor garage with ample storage and direct

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

Listed by ACCESS PORTUGAL via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
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

Detached house in Rua Dom Carlos I, Portimão, Portimão

Portimão · Western Algarve · Ref BF-3463 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$788,043
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
393 m²
Land
650 m²
True net yield
7.0%
≈ $8,590/mo net after costs & tax
5-yr total return (net + appreciation)
13.2% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 81 · 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

Energy: C
Condition: good

Description

Discover this renovated four-bedroom townhouse, where classic charm meets modern comfort. Located in the heart of Portimão, this property offers a rare combination of space, style, and prime location. Spread over two well-designed floors, the house includes a spacious ground-floor garage with ample storage and direct

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)
$680/night
50% ($313)Brixfox estimate($680/night)200% ($1251)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$65,425
Likely range $39,255 – $91,595
Airbnb data$680/night · 55% occupancy
Rental income
$680/night · 55% occ.
$125,817
Running costs (20%)
Utilities, cleaning, maintenance
-$25,163
Income tax (10%)
Indonesian rental income tax
-$35,229
Property tax
Annual property tax
-$0
Net income
8.3% ROI
$65,425

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
11.6%
10.3%
Fully-managed
8.3%
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

14.1%

Annual Revenue

$125,817

Income Tax / yr

$11,009

Payback

14 yrs

True All-In Cost
Asking price$788,043
IMT — transfer tax (non-resident 7.5%)$59,103
Stamp duty (0.8%)$6,304
Notary + registry$2,174
Legal$9,693
Furnishing + STR launch$27,174
All-in cost$892,492

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $725K
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 11: 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
$882K
+22%
Rental Income
+$320K
Total Position
$1.2M
+66%
10.6%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$690K
Total Position
$1.8M
+143%
9.3%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.6M
Total Position
$3.2M
+342%
7.7%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.9M
Total Position
$5.2M
+619%
6.8%/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
Strong
8.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$625 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
650 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $625 — positioned in the top tier
Generous 650 m² land — room for expansion or amenities

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.
7.7%
$5,033/mo
45% occ.
9.9%
$6,480/mo
55% occ.
12.1%
$7,927/mo
current
65% occ.
14.3%
$9,374/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.