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Detached house in Vale Franca - Barranco do Rodrigo, Portimão
Detached house in Vale Franca - Barranco do Rodrigo, Portimão — image 2Detached house in Vale Franca - Barranco do Rodrigo, Portimão — image 3Detached house in Vale Franca - Barranco do Rodrigo, Portimão — image 4Detached house in Vale Franca - Barranco do Rodrigo, Portimão — image 5
Grade Avillamid-range

Detached house in Vale Franca - Barranco do Rodrigo, Portimão

Portimão · Western Algarve ·

€998,000

Asking Price (EUR)

9.4%

True Net Yield (Owner, all-in)

6.8%

True Net Yield (Managed, all-in)

11.3%

True Gross Yield

56%

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: €126,919/yr
Average Daily Rate: €616
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 14.4 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 84 / 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.

€1.1M

+12.4% over asking

Asking price€998,000
IMT — Property transfer tax (investment schedule)€59,880
IS — Stamp duty (0.8%)€7,984
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,970
Total acquisition costs€84,084
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

12.7%

True gross yield (all-in)

11.3%

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
Bathrooms: 5
Building: 237 m²
Land: 486 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terraceprivate poolminimalist white facade

Score Breakdown

ROI
22.92
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
10.51
Rental Demand
5.64
Payback Speed
5
STR Suitability
4

Description

House T4 for sale.

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View this property on RE/MAX Platina II →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
RE/MAX Platina II
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

Detached house in Vale Franca - Barranco do Rodrigo, Portimão

Portimão · Western Algarve · Ref BF-3777 Source verified · RE/MAX Platina II · listed 2 Jun 2026
Asking price · Freehold
$1,084,783
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
237 m²
Land
486 m²
True net yield
7.0%
≈ $11,436/mo net after costs & tax
5-yr total return (net + appreciation)
12.9% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 84 · 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

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)
$868/night
50% ($399)Brixfox estimate($868/night)200% ($1598)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$86,145
Likely range $51,687 – $120,602
Airbnb data$868/night · 56% occupancy
Rental income
$868/night · 56% occ.
$165,663
Running costs (20%)
Utilities, cleaning, maintenance
-$33,133
Income tax (10%)
Indonesian rental income tax
-$46,386
Property tax
Annual property tax
-$0
Net income
7.9% ROI
$86,145

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.3%
10.1%
Fully-managed
8.2%
7.0%
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

13.6%

Annual Revenue

$165,663

Income Tax / yr

$14,496

Payback

14 yrs

True All-In Cost
Asking price$1,084,783
IMT — transfer tax (non-resident 7.5%)$81,359
Stamp duty (0.8%)$8,678
Notary + registry$2,174
Legal$13,342
Furnishing + STR launch$27,174
All-in cost$1,217,510

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$8.1M$6.0M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $998K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$421K
Total Position
$1.6M
+64%
10.4%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$909K
Total Position
$2.4M
+139%
9.1%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$2.1M
Total Position
$4.3M
+332%
7.6%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$3.8M
Total Position
$7.0M
+602%
6.7%/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
7.9% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$799 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
486 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $799 — 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

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

36% occ.
7.5%
$6,738/mo
46% occ.
9.5%
$8,587/mo
56% occ.
11.5%
$10,436/mo
current
66% occ.
13.6%
$12,285/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.