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Andar de moradia in placeta Nn, Montes de Alvor, Alvor
Andar de moradia in placeta Nn, Montes de Alvor, Alvor — image 2Andar de moradia in placeta Nn, Montes de Alvor, Alvor — image 3Andar de moradia in placeta Nn, Montes de Alvor, Alvor — image 4Andar de moradia in placeta Nn, Montes de Alvor, Alvor — image 5
Grade B+villamid-range

Andar de moradia in placeta Nn, Montes de Alvor, Alvor

Portimão · Western Algarve ·

€325,000

Asking Price (EUR)

9.6%

True Net Yield (Owner, all-in)

6.6%

True Net Yield (Managed, all-in)

12.4%

True Gross Yield

50%

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: €47,156/yr
Average Daily Rate: €258
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 15.3 years
5-yr Capital Value: €376,764
10-yr Capital Value: €436,773
Brixfox Score: 71.4 / 100
Comparable Properties: 37
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.

€379,080

+16.6% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 85 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,675
(€2,550–€6,800)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€379,080

Gross yield (asking price)

14.5%

True gross yield (all-in)

12.4%

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: 2
Building: 85 m²
Style: portuguese-traditional
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional fireplacearched windowsexterior pergola

Score Breakdown

ROI
22.04
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
3.7
Rental Demand
5.02
Payback Speed
4
STR Suitability
4

Description

**Townhouse in Montes de Alvor - Unique Opportunity! ** Discover this charming townhouse located in Montes de Alvor, one of the most beautiful regions of the Algarve. With a living area of 85 m², this fully furnished two-bedroom house features an entrance hall leading to a spacious living room with a fireplace, perfec

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

Listed via Idealista.pt
2-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
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

Andar de moradia in placeta Nn, Montes de Alvor, Alvor

Portimão · Western Algarve · Ref BF-3468 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$353,261
Ownership
Freehold
Bedrooms
2
Built area
85 m²
True net yield
6.5%
≈ $3,961/mo net after costs & tax
5-yr total return (net + appreciation)
14.0% / yr avg
Payback in ~15 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: good

Description

**Townhouse in Montes de Alvor - Unique Opportunity! ** Discover this charming townhouse located in Montes de Alvor, one of the most beautiful regions of the Algarve. With a living area of 85 m², this fully furnished two-bedroom house features an entrance hall leading to a spacious living room with a fireplace, perfec

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)
$362/night
50% ($167)Brixfox estimate($362/night)200% ($666)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$31,920
Likely range $19,152 – $44,687
Airbnb data$362/night · 50% occupancy
Rental income
$362/night · 50% occ.
$61,384
Running costs (20%)
Utilities, cleaning, maintenance
-$12,277
Income tax (10%)
Indonesian rental income tax
-$17,187
Property tax
Annual property tax
-$0
Net income
9.0% ROI
$31,920

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.4%
10.1%
Fully-managed
7.8%
6.5%
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

14.8%

Annual Revenue

$61,384

Income Tax / yr

$5,371

Payback

15 yrs

True All-In Cost
Asking price$353,261
IMT — transfer tax (non-resident 7.5%)$26,495
Stamp duty (0.8%)$2,826
Notary + registry$2,174
Legal$4,346
Furnishing + STR launch$27,174
All-in cost$416,275

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.8M$2.1M$1.4M$705K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$156K
Total Position
$551K
+70%
11.1%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$337K
Total Position
$818K
+152%
9.7%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$789K
Total Position
$1.5M
+362%
8.0%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.4M
Total Position
$2.5M
+654%
7.0%/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
Strong
9.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$333 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

High rental yield at 9.0% — outperforms most villas in this market
Premium nightly rate of $333 — 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 50% — 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

30% occ.
7.9%
$2,325/mo
40% occ.
10.5%
$3,096/mo
50% occ.
13.1%
$3,867/mo
current
60% occ.
15.8%
$4,638/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.