Launch offer — 3 months free free, no card

House in Pontalgar, Mexilhoeira Grande
House in Pontalgar, Mexilhoeira Grande — image 2House in Pontalgar, Mexilhoeira Grande — image 3House in Pontalgar, Mexilhoeira Grande — image 4House in Pontalgar, Mexilhoeira Grande — image 5
Grade Avillabudget

House in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€640,000

Asking Price (EUR)

8.2%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

10.0%

True Gross Yield

54%

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: €91,962/yr
Average Daily Rate: €467
-13.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), Has pool (0%), Budget finish (-12%)
Payback Period: 13.2 years
5-yr Capital Value: €741,935
10-yr Capital Value: €860,106
Brixfox Score: 78.7 / 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.

€917,720

+43.4% over asking

Asking price€640,000
IMT — Property transfer tax (investment schedule)€38,400
IS — Stamp duty (0.8%)€5,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,600
Total acquisition costs€54,370
Renovation (est. €900/m² × 217 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€195,300
(€151,900–€238,700)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,050
All-in investment (incl. renovation & furnishing)€917,720

Gross yield (asking price)

14.4%

True gross yield (all-in)

10.0%

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: 3
Building: 217 m²
Land: 7920 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1989
Energy Certificate: E
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturearched doorwaysoutdoor covered patio

Score Breakdown

ROI
24.14
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.39
Payback Speed
5
STR Suitability
4

Description

Renovation Project - 4 bedroom country Villa with Pool & Annex near Mexilhoeira Grande ● Living area 217m², Construction area 217m² ● Plot 7920m² ● Year of construction 1989 ● 4 Bedroom, 3 Bathrooms ● Private terraces ● Annex ● Distance to the beach 7,8km This 4 bedroom country retreat has great potential and, with

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View this property on Togofor Homes →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Togofor Homes
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 Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-3699 Source verified · Togofor Homes · listed 2 Jun 2026
Asking price · Freehold
$695,652
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
217 m²
Land
7920 m²
True net yield
7.6%
≈ $8,187/mo net after costs & tax
5-yr total return (net + appreciation)
13.9% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 79 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 1989
Energy: E
Condition: needs-renovation

Description

Renovation Project - 4 bedroom country Villa with Pool & Annex near Mexilhoeira Grande ● Living area 217m², Construction area 217m² ● Plot 7920m² ● Year of construction 1989 ● 4 Bedroom, 3 Bathrooms ● Private terraces ● Annex ● Distance to the beach 7,8km This 4 bedroom country retreat has great potential and, with

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)
$657/night
50% ($302)Brixfox estimate($657/night)200% ($1209)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$62,281
Likely range $37,368 – $87,193
Airbnb data$657/night · 54% occupancy
Rental income
$657/night · 54% occ.
$119,772
Running costs (20%)
Utilities, cleaning, maintenance
-$23,954
Income tax (10%)
Indonesian rental income tax
-$33,536
Property tax
Annual property tax
-$0
Net income
9.0% ROI
$62,281

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.4%
11.1%
Fully-managed
8.9%
7.6%
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

15.1%

Annual Revenue

$119,772

Income Tax / yr

$10,480

Payback

13 yrs

True All-In Cost
Asking price$695,652
IMT — transfer tax (non-resident 7.5%)$52,174
Stamp duty (0.8%)$5,565
Notary + registry$2,174
Legal$8,557
Furnishing + STR launch$27,174
All-in cost$791,296

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$5.5M$4.1M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $640K
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
$779K
+22%
Rental Income
+$304K
Total Position
$1.1M
+69%
11.1%/yr
Year 10
Capital Value
$947K
+48%
Rental Income
+$657K
Total Position
$1.6M
+151%
9.6%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.5M
Total Position
$2.9M
+360%
7.9%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$2.7M
Total Position
$4.8M
+650%
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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.0% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$604 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
7920 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Premium nightly rate of $604 — positioned in the top tier
Generous 7920 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
8.2%
$4,748/mo
44% occ.
10.6%
$6,147/mo
54% occ.
13.0%
$7,545/mo
current
64% occ.
15.4%
$8,944/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.