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Terraced house in Centro, Alvor
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Grade B+villamid-range

Terraced house in Centro, Alvor

Portimão · Western Algarve ·

€425,000

Asking Price (EUR)

9.3%

True Net Yield (Owner, all-in)

6.5%

True Net Yield (Managed, all-in)

11.8%

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: €58,362/yr
Average Daily Rate: €352
Payback Period: 15.2 years
5-yr Capital Value: €492,691
10-yr Capital Value: €571,164
Brixfox Score: 69.2 / 100
Comparable Properties: 13
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€496,105

+16.7% over asking

Asking price€425,000
IMT — Property transfer tax (investment schedule)€21,830
IS — Stamp duty (0.8%)€3,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,375
Total acquisition costs€32,855
Renovation (est. €55/m² × 110 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,050
(€3,300–€8,800)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€496,105

Gross yield (asking price)

13.7%

True gross yield (all-in)

11.8%

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: 3
Bathrooms: 2
Building: 110 m²
Land: 61 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracetraditional Portuguese chimney/finial

Score Breakdown

ROI
22.14
Visual Appeal
11.4
Ownership Security
13
Location
8.4
Land & Space
1.72
Rental Demand
4.54
Payback Speed
4
STR Suitability
4

Description

Villa all refurbished in a modern style however keeping some of the original features, in the centre of the village of Alvor. A few minutes walk from the Ria and the beach of Alvor. The villa has on the ground floor bathroom, kitchen and living room and a bedroom on the 1st floor 2 bedrooms and another bathroom, and

Location

📍 37.1319°N, 8.5950°W

· Portimão, Algarve, Portugal

View this property on Arabiscos, Mediação Imobiliária Lda →Listed via Idealista.pt
3-bedroom freehold villa in Portimão — photo 1 of 5
Arabiscos, Mediação Imobiliária Lda
3-bedroom freehold villa in Portimão — photo 2 of 5
3-bedroom freehold villa in Portimão — photo 3 of 5
3-bedroom freehold villa in Portimão — photo 4 of 5
3-bedroom freehold villa in Portimão — photo 5 of 5

Terraced house in Centro, Alvor

Portimão · Western Algarve · Ref BF-3576 Source verified · Arabiscos, Mediação Imobiliária Lda · listed 2 Jun 2026
Asking price · Freehold
$461,957
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
110 m²
Land
61 m²
True net yield
6.6%
≈ $5,002/mo net after costs & tax
5-yr total return (net + appreciation)
13.5% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 69 · 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

Energy: F
Condition: good

Description

Villa all refurbished in a modern style however keeping some of the original features, in the centre of the village of Alvor. A few minutes walk from the Ria and the beach of Alvor. The villa has on the ground floor bathroom, kitchen and living room and a bedroom on the 1st floor 2 bedrooms and another bathroom, and

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)
$495/night
50% ($228)Brixfox estimate($495/night)200% ($911)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Indicative
Yearly income
$39,497
Likely range $23,698 – $55,296
Airbnb data$495/night · 45% occupancy
Rental income
$495/night · 45% occ.
$75,955
Running costs (20%)
Utilities, cleaning, maintenance
-$15,191
Income tax (10%)
Indonesian rental income tax
-$21,268
Property tax
Annual property tax
-$0
Net income
8.5% ROI
$39,497

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

6.6%

on all-in cost of $535,329

Scenario
Pre-tax
After-tax
Owner-managed
11.2%
10.0%
Fully-managed
7.8%
6.6%
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

14.2%

Annual Revenue

$75,955

Income Tax / yr

$6,646

Payback

15 yrs

True All-In Cost
Asking price$461,957
IMT — transfer tax (non-resident 7.5%)$34,647
Stamp duty (0.8%)$3,696
Notary + registry$2,174
Legal$5,683
Furnishing + STR launch$27,174
All-in cost$535,329

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.6M$2.7M$1.8M$893K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $425K
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
$517K
+22%
Rental Income
+$193K
Total Position
$710K
+67%
10.8%/yr
Year 10
Capital Value
$629K
+48%
Rental Income
+$417K
Total Position
$1.0M
+146%
9.4%/yr
Year 20
Capital Value
$931K
+119%
Rental Income
+$976K
Total Position
$1.9M
+349%
7.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.7M
Total Position
$3.1M
+631%
6.9%/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
Strong
8.5% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$456 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
61 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.5% — outperforms most villas in this market
Premium nightly rate of $456 — 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 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.
8.2%
$3,163/mo
40% occ.
11.0%
$4,217/mo
45% occ.
12.4%
$4,785/mo
current
55% occ.
15.2%
$5,840/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.