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Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor
Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor — image 2Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor — image 3Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor — image 4Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor — image 5
Grade Avillamid-range

Detached house in Aldeamento Prainha Club, Torralta - Prainha, Alvor

Portimão · Western Algarve ·

€980,000

Asking Price (EUR)

10.8%

True Net Yield (Owner, all-in)

7.9%

True Net Yield (Managed, all-in)

12.9%

True Gross Yield

57%

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: €143,766/yr
Average Daily Rate: €691
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 12.2 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 77.2 / 100
Comparable Properties: 7
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€1.1M

+13.7% over asking

Asking price€980,000
IMT — Property transfer tax (investment schedule)€58,800
IS — Stamp duty (0.8%)€7,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,700
Total acquisition costs€82,590
Renovation (est. €55/m² × 165 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,075
(€4,950–€13,200)
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)€1.1M

Gross yield (asking price)

14.7%

True gross yield (all-in)

12.9%

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: 3
Building: 165 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue shutterstraditional terracotta roof tileswhite stucco exterior

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
5.3
Rental Demand
5.7
Payback Speed
5
STR Suitability
4

Description

Prainha - Alvor - Portimão - 5-bedroom house with 165m2 and terraces totaling 58m2 This house is one of the first to be built in this well-known and exclusive 1970s development, with interior architecture designed by Maria José Salavisa. It is distributed in two separate spaces connected by a terrace: the main house wi

Location

📍 37.1198°N, 8.5767°W

· Portimão, Algarve, Portugal

Listed by MSA - Real Estate 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 Aldeamento Prainha Club, Torralta - Prainha, Alvor

Portimão · Western Algarve · Ref BF-3557 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$1,065,217
Ownership
Freehold
Bedrooms
5
Bathrooms
3
Built area
165 m²
True net yield
8.2%
≈ $13,083/mo net after costs & tax
5-yr total return (net + appreciation)
14.1% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 77 · 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

Prainha - Alvor - Portimão - 5-bedroom house with 165m2 and terraces totaling 58m2 This house is one of the first to be built in this well-known and exclusive 1970s development, with interior architecture designed by Maria José Salavisa. It is distributed in two separate spaces connected by a terrace: the main house wi

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)
$972/night
50% ($447)Brixfox estimate($972/night)200% ($1788)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$97,354
Likely range $58,413 – $136,296
Airbnb data$972/night · 57% occupancy
Rental income
$972/night · 57% occ.
$187,220
Running costs (20%)
Utilities, cleaning, maintenance
-$37,444
Income tax (10%)
Indonesian rental income tax
-$52,421
Property tax
Annual property tax
-$0
Net income
9.1% ROI
$97,354

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.1%
11.8%
Fully-managed
9.6%
8.2%
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

15.7%

Annual Revenue

$187,220

Income Tax / yr

$16,382

Payback

12 yrs

True All-In Cost
Asking price$1,065,217
IMT — transfer tax (non-resident 7.5%)$79,891
Stamp duty (0.8%)$8,522
Notary + registry$2,174
Legal$13,102
Furnishing + STR launch$27,174
All-in cost$1,196,080

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$8.6M$6.4M$4.3M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $980K
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
$1.2M
+22%
Rental Income
+$476K
Total Position
$1.7M
+70%
11.2%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$1.0M
Total Position
$2.5M
+153%
9.7%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$2.4M
Total Position
$4.6M
+365%
8.0%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$4.3M
Total Position
$7.4M
+659%
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
9.1% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$894 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.1% — outperforms most villas in this market
Premium nightly rate of $894 — 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 57% — 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

37% occ.
8.6%
$7,655/mo
47% occ.
11.0%
$9,725/mo
57% occ.
13.3%
$11,794/mo
current
67% occ.
15.6%
$13,864/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.