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Detached house in Rua do Moinho, Portimão
Detached house in Rua do Moinho, Portimão — image 2Detached house in Rua do Moinho, Portimão — image 3Detached house in Rua do Moinho, Portimão — image 4Detached house in Rua do Moinho, Portimão — image 5
Grade Avillamid-range

Detached house in Rua do Moinho, Portimão

Portimão · Western Algarve ·

€620,000

Asking Price (EUR)

12.8%

True Net Yield (Owner, all-in)

9.3%

True Net Yield (Managed, all-in)

15.3%

True Gross Yield

56%

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: €108,972/yr
Average Daily Rate: €537
Payback Period: 10.5 years
5-yr Capital Value: €718,750
10-yr Capital Value: €833,228
Brixfox Score: 80.1 / 100
Comparable Properties: 6
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€710,490

+14.6% over asking

Asking price€620,000
IMT — Property transfer tax (investment schedule)€37,430
IS — Stamp duty (0.8%)€4,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,300
Total acquisition costs€52,940
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€710,490

Gross yield (asking price)

17.6%

True gross yield (all-in)

15.3%

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: 4
Building: 352 m²
Style: contemporary
Condition: excellent

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern exterior with balconiesopen-plan living areaartificial grass in garden

Score Breakdown

ROI
25
Visual Appeal
12.2
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
5.56
Payback Speed
5
STR Suitability
4

Description

Detached House T4 in the Urbanization Caldeira do Moinho Portimão We present this excellent detached villa, located in the prestigious urbanization Caldeira do Moinho, a quiet and highly sought after residential area in Portimão, ideal for those who value comfort, privacy and quality of life. The villa has 4 large be

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

Visit Buy Algarve Properties →Listed via Idealista.pt
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Detached house in Rua do Moinho, Portimão

Portimão · Western Algarve · Ref BF-3628 Source verified · Buy Algarve Properties · listed 1 May 2026
Asking price · Freehold
$673,913
View original listing
Ownership
Freehold
Bedrooms
4
Built area
352 m²
True net yield
9.6%
≈ $9,879/mo net after costs & tax
5-yr total return (net + appreciation)
15.9% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 80 · 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

Condition: excellent

Description

Detached House T4 in the Urbanization Caldeira do Moinho Portimão We present this excellent detached villa, located in the prestigious urbanization Caldeira do Moinho, a quiet and highly sought after residential area in Portimão, ideal for those who value comfort, privacy and quality of life. The villa has 4 large be

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)
$755/night
50% ($347)Brixfox estimate($755/night)200% ($1390)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$73,802
Likely range $44,280 – $103,322
Airbnb data$755/night · 56% occupancy
Rental income
$755/night · 56% occ.
$141,926
Running costs (20%)
Utilities, cleaning, maintenance
-$28,385
Income tax (10%)
Indonesian rental income tax
-$39,739
Property tax
Annual property tax
-$0
Net income
11.0% ROI
$73,802

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

9.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
15.4%
13.8%
Fully-managed
11.2%
9.6%
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

18.5%

Annual Revenue

$141,926

Income Tax / yr

$12,418

Payback

10 yrs

True All-In Cost
Asking price$673,913
IMT — transfer tax (non-resident 7.5%)$50,543
Stamp duty (0.8%)$5,391
Notary + registry$2,174
Legal$8,289
Furnishing + STR launch$27,174
All-in cost$767,485

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $620K
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 9: 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
$754K
+22%
Rental Income
+$360K
Total Position
$1.1M
+80%
12.5%/yr
Year 10
Capital Value
$918K
+48%
Rental Income
+$778K
Total Position
$1.7M
+174%
10.6%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.8M
Total Position
$3.2M
+413%
8.5%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$3.2M
Total Position
$5.2M
+745%
7.4%/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
11.0% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$695 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 11.0% — outperforms most villas in this market
Premium nightly rate of $695 — 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 56% — 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

36% occ.
10.2%
$5,726/mo
46% occ.
13.1%
$7,333/mo
56% occ.
15.9%
$8,941/mo
current
66% occ.
18.8%
$10,549/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.