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Semi-detached house in Rua das Pimenteiras, 3 LoteD, Pontalgar, Mexilhoeira Grande
Semi-detached house in Rua das Pimenteiras, 3 LoteD, Pontalgar, Mexilhoeira Grande — image 2Semi-detached house in Rua das Pimenteiras, 3 LoteD, Pontalgar, Mexilhoeira Grande — image 3Semi-detached house in Rua das Pimenteiras, 3 LoteD, Pontalgar, Mexilhoeira Grande — image 4Semi-detached house in Rua das Pimenteiras, 3 LoteD, Pontalgar, Mexilhoeira Grande — image 5
Grade B+villaluxury

Semi-detached house in Rua das Pimenteiras, 3 LoteD, Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€650,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €46,256/yr
Average Daily Rate: €188
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 28.6 years
5-yr Capital Value: €753,528
10-yr Capital Value: €873,546
Brixfox Score: 69.9 / 100
Comparable Properties: 8
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€758,500

+16.7% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€758,500

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.1%

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: 4
Building: 300 m²
Land: 300 m²
Style: contemporary
Condition: new-build
Energy Certificate: A+
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolopen-plan livingmodern kitchen with islandintegrated shelving unitnatural wood accents

Score Breakdown

ROI
13.25
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6.13
Rental Demand
7.5
Payback Speed
2
STR Suitability
4

Description

Luxury T3 House Under Construction – Urb. Pontalgar, Portimão A unique opportunity to acquire a contemporary-designed single-family home in the prestigious Pontalgar Urbanization, in Mexilhoeira Grande. This property stands out for its innovative ICF (Insulated Concrete Forms) construction method, ensuring excellent t

Location

📍 37.1564°N, 8.6269°W

· Portimão, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
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

Semi-detached house in Rua das Pimenteiras, 3 LoteD, Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-3711 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$706,522
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
300 m²
Land
300 m²
True net yield
3.5%
≈ $4,192/mo net after costs & tax
5-yr total return (net + appreciation)
9.9% / yr avg
Payback in ~29 yrs from rent
Brixfox Score 70 · 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: A+
Condition: new-build

Description

Luxury T3 House Under Construction – Urb. Pontalgar, Portimão A unique opportunity to acquire a contemporary-designed single-family home in the prestigious Pontalgar Urbanization, in Mexilhoeira Grande. This property stands out for its innovative ICF (Insulated Concrete Forms) construction method, ensuring excellent t

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)
$265/night
50% ($122)Brixfox estimate($265/night)200% ($488)
Occupancy
75%
10%Brixfox estimate(75%)100%

Short-Term Rental

Indicative
Yearly income
$34,936
Likely range $20,961 – $48,910
Airbnb data$265/night · 75% occupancy
Rental income
$265/night · 75% occ.
$67,184
Running costs (20%)
Utilities, cleaning, maintenance
-$13,437
Income tax (10%)
Indonesian rental income tax
-$18,811
Property tax
Annual property tax
-$0
Net income
4.9% ROI
$34,936

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.3%
5.5%
Fully-managed
4.2%
3.5%
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

8.4%

Annual Revenue

$67,184

Income Tax / yr

$5,878

Payback

29 yrs

True All-In Cost
Asking price$706,522
IMT — transfer tax (non-resident 7.5%)$52,989
Stamp duty (0.8%)$5,652
Notary + registry$2,174
Legal$8,690
Furnishing + STR launch$27,174
All-in cost$803,201

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$4.2M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$171K
Total Position
$961K
+48%
8.1%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$368K
Total Position
$1.3M
+105%
7.4%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$864K
Total Position
$2.3M
+252%
6.5%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.5M
Total Position
$3.6M
+460%
5.9%/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
Average
4.9% annual return
Occupancy
Good
75% average occupancy
Nightly Rate
Strong
$244 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $244 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.9% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

55% occ.
5.3%
$3,103/mo
65% occ.
6.2%
$3,668/mo
75% occ.
7.2%
$4,232/mo
current
85% occ.
8.1%
$4,797/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.