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

House in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€800,000

Asking Price (EUR)

11.6%

True Net Yield (Owner, all-in)

8.4%

True Net Yield (Managed, all-in)

13.8%

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: €124,954/yr
Average Daily Rate: €607
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 11.6 years
5-yr Capital Value: €927,419
10-yr Capital Value: €1.1M
Brixfox Score: 80.4 / 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.

€905,200

+13.2% over asking

Asking price€800,000
IMT — Property transfer tax (investment schedule)€48,000
IS — Stamp duty (0.8%)€6,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,000
Total acquisition costs€67,650
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)€905,200

Gross yield (asking price)

15.6%

True gross yield (all-in)

13.8%

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: 4
Bathrooms: 4
Building: 190 m²
Land: 251 m²
Style: contemporary
Condition: new-build
Year Built: 2025
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern facade with geometric lineslarge sliding glass doors for indoor-outdoor livingopen-plan living and kitchen area

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5.78
Rental Demand
5.64
Payback Speed
5
STR Suitability
4

Description

Excellent new housing to debut with luxury details located in a quiet residential zone a few minutes from the city of Portimão. Composed, on the ground floor, by equipped kitchen and living room in light space with a lot of bright and with foreign access. A service bathroom and a bedroom with a built-in wardrobe. On th

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

House in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-3682 Source verified · Globalplano · listed 2 Jun 2026
Asking price · Freehold
$869,565
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
190 m²
Land
251 m²
True net yield
8.6%
≈ $11,345/mo net after costs & tax
5-yr total return (net + appreciation)
14.7% / yr avg
Payback in ~12 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

Year built: 2025
Energy: A+
Condition: new-build

Description

Excellent new housing to debut with luxury details located in a quiet residential zone a few minutes from the city of Portimão. Composed, on the ground floor, by equipped kitchen and living room in light space with a lot of bright and with foreign access. A service bathroom and a bedroom with a built-in wardrobe. On th

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)
$853/night
50% ($393)Brixfox estimate($853/night)200% ($1570)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$84,647
Likely range $50,788 – $118,505
Airbnb data$853/night · 56% occupancy
Rental income
$853/night · 56% occ.
$162,783
Running costs (20%)
Utilities, cleaning, maintenance
-$32,557
Income tax (10%)
Indonesian rental income tax
-$45,579
Property tax
Annual property tax
-$0
Net income
9.7% ROI
$84,647

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.9%
12.4%
Fully-managed
10.1%
8.6%
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

16.6%

Annual Revenue

$162,783

Income Tax / yr

$14,243

Payback

12 yrs

True All-In Cost
Asking price$869,565
IMT — transfer tax (non-resident 7.5%)$65,217
Stamp duty (0.8%)$6,957
Notary + registry$2,174
Legal$10,696
Furnishing + STR launch$27,174
All-in cost$981,783

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $800K
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
$973K
+22%
Rental Income
+$413K
Total Position
$1.4M
+73%
11.6%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$893K
Total Position
$2.1M
+160%
10.0%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$2.1M
Total Position
$3.8M
+381%
8.2%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$3.7M
Total Position
$6.3M
+687%
7.1%/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
9.7% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$785 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
251 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.7% — outperforms most villas in this market
Premium nightly rate of $785 — 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.
9.1%
$6,621/mo
46% occ.
11.6%
$8,438/mo
56% occ.
14.2%
$10,255/mo
current
66% occ.
16.7%
$12,071/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.