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Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande
Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande — image 2Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande — image 3Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande — image 4Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande — image 5
Grade B+villaluxury

Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€795,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

8.2%

True Gross Yield

47%

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: €74,923/yr
Average Daily Rate: €436
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 21.6 years
5-yr Capital Value: €921,623
10-yr Capital Value: €1.1M
Brixfox Score: 71.9 / 100
Comparable Properties: 26
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€915,535

+15.2% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
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)€915,535

Gross yield (asking price)

9.4%

True gross yield (all-in)

8.2%

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: 5
Building: 220 m²
Land: 350 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level outdoor spacesinfinity-edge style poollarge glass sliding doorsflat roof design

Score Breakdown

ROI
16.92
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
7.72
Rental Demand
4.7
Payback Speed
3
STR Suitability
4

Description

Welcome to this exquisite detached residential villa, nestled within the prestigious Pontalgar Urbanization in Mexilhoeira Grande, Faro. With its contemporary design and prime location, this brand-new property is the epitome of luxury and tranquility. It offers a serene escape for those seeking a lavish lifestyle, whil

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View this property on Apex Real Estate →Listed via Idealista.pt
3-bedroom freehold villa in Portimão — photo 1 of 5
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3-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Fontainhas (etar, 8500, Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-3731 Source verified · Apex Real Estate · listed 2 Jun 2026
Asking price · Freehold
$864,130
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
5
Built area
220 m²
Land
350 m²
True net yield
4.6%
≈ $6,400/mo net after costs & tax
5-yr total return (net + appreciation)
10.8% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 72 · 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

Year built: 2024
Energy: A
Condition: new-build

Description

Welcome to this exquisite detached residential villa, nestled within the prestigious Pontalgar Urbanization in Mexilhoeira Grande, Faro. With its contemporary design and prime location, this brand-new property is the epitome of luxury and tranquility. It offers a serene escape for those seeking a lavish lifestyle, whil

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)
$614/night
50% ($282)Brixfox estimate($614/night)200% ($1129)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Indicative
Yearly income
$50,712
Likely range $30,427 – $70,998
Airbnb data$614/night · 47% occupancy
Rental income
$614/night · 47% occ.
$97,524
Running costs (20%)
Utilities, cleaning, maintenance
-$19,505
Income tax (10%)
Indonesian rental income tax
-$27,307
Property tax
Annual property tax
-$0
Net income
5.9% ROI
$50,712

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.9%
7.0%
Fully-managed
5.5%
4.6%
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

10.0%

Annual Revenue

$97,524

Income Tax / yr

$8,534

Payback

22 yrs

True All-In Cost
Asking price$864,130
IMT — transfer tax (non-resident 7.5%)$64,810
Stamp duty (0.8%)$6,913
Notary + registry$2,174
Legal$10,629
Furnishing + STR launch$27,174
All-in cost$975,830

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: $795K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$248K
Total Position
$1.2M
+53%
8.9%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$535K
Total Position
$1.7M
+115%
8.0%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.3M
Total Position
$3.0M
+277%
6.9%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.2M
Total Position
$4.8M
+504%
6.2%/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
Good
5.9% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$564 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
350 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $564 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.4%
$3,919/mo
40% occ.
7.3%
$5,225/mo
47% occ.
8.5%
$6,145/mo
current
57% occ.
10.3%
$7,451/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.