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Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão
Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 2Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 3Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 4Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 5
Grade C+villabudget

Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão

Portimão · Western Algarve ·

€550,000

Asking Price (EUR)

0.2%

True Net Yield (Owner, all-in)

0.1%

True Net Yield (Managed, all-in)

0.5%

True Gross Yield

44%

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: €17,369/yr
Average Daily Rate: €109
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 333.7 years
5-yr Capital Value: €637,601
10-yr Capital Value: €739,154
Brixfox Score: 46.6 / 100
Comparable Properties: 95
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€3.7M

+577.9% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €900/m² × 3460 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€3.1M
(€2.4M–€3.8M)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€3.7M

Gross yield (asking price)

3.2%

True gross yield (all-in)

0.5%

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
Bathrooms: 1
Building: 3460 m²
Land: 3460 m²
Style: dated
Condition: needs-renovation
Year Built: 1974
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
1.2
Visual Appeal
5.4
Ownership Security
13
Location
9.36
Land & Space
9.33
Rental Demand
4.35
Payback Speed
0
STR Suitability
4

Description

2 Bedrooms: Two cozy bedrooms, a functional bathroom, and a living room with an open space concept, offering a welcoming environment. Living Room: Spacious and overlooking the plot, perfect for relaxing in harmony with nature. Kitchen: Practical and designed to meet everyday needs. The Plot With a vast area of 3400m²,

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View this property on Century21 Realty Art 2 →Listed via Idealista.pt
2-bedroom freehold villa in Portimão — photo 1 of 5
Century21 Realty Art 2
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

Detached house in Beco da Pedra, 6, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão

Portimão · Western Algarve · Ref BF-3532 Source verified · Century21 Realty Art 2 · listed 2 Jun 2026
Asking price · Freehold
$597,826
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
3460 m²
Land
3460 m²
True net yield
0.3%
≈ $877/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~334 yrs from rent
Brixfox Score 47 · 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

Year built: 1974
Energy: E
Condition: needs-renovation

Description

2 Bedrooms: Two cozy bedrooms, a functional bathroom, and a living room with an open space concept, offering a welcoming environment. Living Room: Spacious and overlooking the plot, perfect for relaxing in harmony with nature. Kitchen: Practical and designed to meet everyday needs. The Plot With a vast area of 3400m²,

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)
$154/night
50% ($71)Brixfox estimate($154/night)200% ($283)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Indicative
Yearly income
$11,764
Likely range $7,059 – $16,471
Airbnb data$154/night · 44% occupancy
Rental income
$154/night · 44% occ.
$22,624
Running costs (20%)
Utilities, cleaning, maintenance
-$4,525
Income tax (10%)
Indonesian rental income tax
-$6,335
Property tax
Annual property tax
-$0
Net income
2.0% ROI
$11,764

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.5%
1.3%
Fully-managed
0.6%
0.3%
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

3.3%

Annual Revenue

$22,624

Income Tax / yr

$1,979

Payback

—

True All-In Cost
Asking price$597,826
IMT — transfer tax (non-resident 7.5%)$44,837
Stamp duty (0.8%)$4,783
Notary + registry$2,174
Legal$7,353
Furnishing + STR launch$27,174
All-in cost$684,147

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.6M$2.0M$1.3M$661K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $550K
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$57K
Total Position
$727K
+32%
5.7%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$124K
Total Position
$938K
+71%
5.5%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$291K
Total Position
$1.5M
+172%
5.1%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$515K
Total Position
$2.3M
+318%
4.9%/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
Weak
2.0% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
3460 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 3460 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% 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.
2.0%
$982/mo
40% occ.
2.6%
$1,309/mo
44% occ.
2.9%
$1,425/mo
current
54% occ.
3.5%
$1,753/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.