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Quinta in Centro da Vila, Mexilhoeira Grande
Quinta in Centro da Vila, Mexilhoeira Grande — image 2Quinta in Centro da Vila, Mexilhoeira Grande — image 3Quinta in Centro da Vila, Mexilhoeira Grande — image 4Quinta in Centro da Vila, Mexilhoeira Grande — image 5
Grade Avillamid-range

Quinta in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€1.3M

Asking Price (EUR)

8.8%

True Net Yield (Owner, all-in)

6.4%

True Net Yield (Managed, all-in)

10.6%

True Gross Yield

45%

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: €157,593/yr
Average Daily Rate: €954
Payback Period: 14.8 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.7M
Brixfox Score: 78.2 / 100
Comparable Properties: 7
Data Confidence: 60%
Search Radius: 6 km

True Investment Cost

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

€1.5M

+14.5% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,500
IS — Stamp duty (0.8%)€10,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,500
Total acquisition costs€128,650
Renovation (est. €55/m² × 320 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,600
(€9,600–€25,600)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

12.1%

True gross yield (all-in)

10.6%

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: 2
Building: 320 m²
Land: 14160 m²
Style: portuguese-traditional
Condition: good
Year Built: 1994
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large plot of landtraditional white facade with terracotta roofmultiple balconies/terraces

Score Breakdown

ROI
22.52
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.53
Payback Speed
5
STR Suitability
4

Description

This magnificent property is situated on a vast plot of 14,160 m², offering a generous and well-kept outdoor space, adorned with fruit trees and ideal for agricultural practices. The presence of a 7-meter deep well ensures continuous access to water, promoting sustainability and cultivation throughout the year. The 3-

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

Listed by Kat Properties 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

Quinta in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-3541 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,413,043
Ownership
Freehold
Bedrooms
5
Bathrooms
2
Built area
320 m²
Land
14160 m²
True net yield
6.8%
≈ $14,243/mo net after costs & tax
5-yr total return (net + appreciation)
12.5% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 78 · 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

Year built: 1994
Energy: D
Condition: good

Description

This magnificent property is situated on a vast plot of 14,160 m², offering a generous and well-kept outdoor space, adorned with fruit trees and ideal for agricultural practices. The presence of a 7-meter deep well ensures continuous access to water, promoting sustainability and cultivation throughout the year. The 3-

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)
$1,341/night
50% ($617)Brixfox estimate($1,341/night)200% ($2468)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Indicative
Yearly income
$106,722
Likely range $64,033 – $149,410
Airbnb data$1,341/night · 45% occupancy
Rental income
$1,341/night · 45% occ.
$205,234
Running costs (20%)
Utilities, cleaning, maintenance
-$41,047
Income tax (10%)
Indonesian rental income tax
-$57,465
Property tax
Annual property tax
-$0
Net income
7.6% ROI
$106,722

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.9%
9.7%
Fully-managed
7.9%
6.8%
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

13.1%

Annual Revenue

$205,234

Income Tax / yr

$17,958

Payback

15 yrs

True All-In Cost
Asking price$1,413,043
IMT — transfer tax (non-resident 7.5%)$105,978
Stamp duty (0.8%)$11,304
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,573,043

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$10.2M$7.7M$5.1M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 12: 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
$1.6M
+22%
Rental Income
+$521K
Total Position
$2.1M
+62%
10.1%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$1.1M
Total Position
$3.0M
+135%
8.9%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$2.6M
Total Position
$5.5M
+322%
7.5%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$4.7M
Total Position
$8.9M
+584%
6.6%/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
Good
7.6% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$1234 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
14160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1234 — positioned in the top tier
Generous 14160 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
Occupancy at 45% — 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.
7.3%
$8,568/mo
40% occ.
9.7%
$11,424/mo
45% occ.
11.0%
$12,930/mo
current
55% occ.
13.4%
$15,786/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.