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Terraced house in Centro, Alvor
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Grade B+villamid-range

Terraced house in Centro, Alvor

Portimão · Western Algarve ·

€1.4M

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

52%

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: €144,455/yr
Average Daily Rate: €767
Payback Period: 18.5 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €1.9M
Brixfox Score: 68.9 / 100
Comparable Properties: 6
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€1.7M

+15.5% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€108,750
IS — Stamp duty (0.8%)€11,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,750
Total acquisition costs€143,350
Renovation (est. €55/m² × 600 m²)
Light touch-ups — paint, fixtures, deep clean.		€33,000
(€18,000–€48,000)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,250
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

10.0%

True gross yield (all-in)

8.6%

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: 6
Bathrooms: 10
Building: 600 m²
Land: 200 m²
Style: portuguese-traditional
Condition: good
Year Built: 2014
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

waterfront locationbalcony with sea viewtraditional Portuguese decor

Score Breakdown

ROI
19.26
Visual Appeal
11.4
Ownership Security
13
Location
8.4
Land & Space
3.64
Rental Demand
5.16
Payback Speed
4
STR Suitability
4

Description

Guest House in Alvor – Investment Opportunity This fully operational guest house, with 10 years of consolidated operations and a Local Accommodation license, is located in the heart of Alvor, just a few meters from the Ria and surrounded by the best restaurants and the typical bar street. With a 9.1 rating on the mai

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

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

Terraced house in Centro, Alvor

Portimão · Western Algarve · Ref BF-3787 Source verified · MIRA · listed 2 Jun 2026
Asking price · Freehold
$1,576,087
View original listing
Ownership
Freehold
Bedrooms
6
Bathrooms
10
Built area
600 m²
Land
200 m²
True net yield
5.4%
≈ $12,841/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 69 · 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: 2014
Energy: B-
Condition: good

Description

Guest House in Alvor – Investment Opportunity This fully operational guest house, with 10 years of consolidated operations and a Local Accommodation license, is located in the heart of Alvor, just a few meters from the Ria and surrounded by the best restaurants and the typical bar street. With a 9.1 rating on the mai

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)
$1,078/night
50% ($496)Brixfox estimate($1,078/night)200% ($1984)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$97,771
Likely range $58,663 – $136,879
Airbnb data$1,078/night · 52% occupancy
Rental income
$1,078/night · 52% occ.
$188,022
Running costs (20%)
Utilities, cleaning, maintenance
-$37,604
Income tax (10%)
Indonesian rental income tax
-$52,646
Property tax
Annual property tax
-$0
Net income
6.2% ROI
$97,771

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.8%
7.9%
Fully-managed
6.4%
5.4%
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

10.8%

Annual Revenue

$188,022

Income Tax / yr

$16,452

Payback

18 yrs

True All-In Cost
Asking price$1,576,087
IMT — transfer tax (non-resident 7.5%)$118,207
Stamp duty (0.8%)$12,609
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,749,620

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$10.3M$7.7M$5.2M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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
$1.8M
+22%
Rental Income
+$478K
Total Position
$2.2M
+55%
9.1%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$1.0M
Total Position
$3.2M
+119%
8.2%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$2.4M
Total Position
$5.6M
+286%
7.0%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$4.3M
Total Position
$9.0M
+519%
6.3%/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
6.2% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$992 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $992 — 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 52% — 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

32% occ.
5.5%
$7,253/mo
42% occ.
7.3%
$9,549/mo
52% occ.
9.0%
$11,844/mo
current
62% occ.
10.8%
$14,140/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.