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Detached house in Estrada do Poço Novo, 26, Alagoas - Pedregais, Alvor
Detached house in Estrada do Poço Novo, 26, Alagoas - Pedregais, Alvor — image 2Detached house in Estrada do Poço Novo, 26, Alagoas - Pedregais, Alvor — image 3Detached house in Estrada do Poço Novo, 26, Alagoas - Pedregais, Alvor — image 4Detached house in Estrada do Poço Novo, 26, Alagoas - Pedregais, Alvor — image 5
Grade Avillamid-range

Detached house in Estrada do Poço Novo, 26, Alagoas - Pedregais, Alvor

Portimão · Western Algarve ·

€1.3M

Asking Price (EUR)

8.2%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

9.9%

True Gross Yield

51%

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: €148,506/yr
Average Daily Rate: €800
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 15.8 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.7M
Brixfox Score: 79.3 / 100
Comparable Properties: 5
Data Confidence: 69%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+15.7% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,500
IS — Stamp duty (0.8%)€10,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,500
Total acquisition costs€128,650
Renovation (est. €55/m² × 447 m²)
Light touch-ups — paint, fixtures, deep clean.		€24,585
(€13,410–€35,760)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,750
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

11.4%

True gross yield (all-in)

9.9%

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: 4
Building: 447 m²
Land: 1010 m²
Style: portuguese-traditional
Condition: good
Year Built: 1985
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered outdoor pooldolphin mosaic in poolstone pillars on patio

Score Breakdown

ROI
21.64
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
11.01
Rental Demand
5.08
Payback Speed
4
STR Suitability
4

Description

In a setting of absolute tranquility, where nature and elegance meet in perfect harmony, this extraordinary property stands in the Montes do Alvor. Situated on a generous corner lot and completely walled, this residence offers an environment of rare privacy, designed for those who value discretion, space, and a truly e

Location

📍 37.1430°N, 8.5796°W

· Portimão, Algarve, Portugal

View this property on Roberto Romão - Consultor Imobiliário →Listed via Idealista.pt
6-bedroom freehold villa in Portimão — photo 1 of 5
Roberto Romão - Consultor Imobiliário
6-bedroom freehold villa in Portimão — photo 2 of 5
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6-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Estrada do Poço Novo, 26, Alagoas - Pedregais, Alvor

Portimão · Western Algarve · Ref BF-3798 Source verified · Roberto Romão - Consultor Imobiliário · listed 2 Jun 2026
Asking price · Freehold
$1,413,043
View original listing
Ownership
Freehold
Bedrooms
6
Bathrooms
4
Built area
447 m²
Land
1010 m²
True net yield
6.3%
≈ $13,378/mo net after costs & tax
5-yr total return (net + appreciation)
12.1% / yr avg
Payback in ~16 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

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Airbnb Comp Analysis

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Property details

Year built: 1985
Energy: D
Condition: good

Description

In a setting of absolute tranquility, where nature and elegance meet in perfect harmony, this extraordinary property stands in the Montes do Alvor. Situated on a generous corner lot and completely walled, this residence offers an environment of rare privacy, designed for those who value discretion, space, and a truly e

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)
$1,128/night
50% ($519)Brixfox estimate($1,128/night)200% ($2076)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$100,790
Likely range $60,474 – $141,105
Airbnb data$1,128/night · 51% occupancy
Rental income
$1,128/night · 51% occ.
$193,826
Running costs (20%)
Utilities, cleaning, maintenance
-$38,765
Income tax (10%)
Indonesian rental income tax
-$54,271
Property tax
Annual property tax
-$0
Net income
7.1% ROI
$100,790

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

6.3%

on all-in cost of $1,573,043

Scenario
Pre-tax
After-tax
Owner-managed
10.2%
9.1%
Fully-managed
7.4%
6.3%
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

12.3%

Annual Revenue

$193,826

Income Tax / yr

$16,960

Payback

16 yrs

True All-In Cost
Asking price$1,413,043
IMT — transfer tax (non-resident 7.5%)$105,978
Stamp duty (0.8%)$11,304
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,573,043

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$9.9M$7.4M$5.0M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 12: 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
$1.6M
+22%
Rental Income
+$492K
Total Position
$2.1M
+60%
9.8%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$1.1M
Total Position
$3.0M
+130%
8.7%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$2.5M
Total Position
$5.3M
+311%
7.3%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$4.4M
Total Position
$8.6M
+564%
6.5%/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
7.1% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$1038 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1010 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1038 — positioned in the top tier
Generous 1010 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
6.3%
$7,406/mo
41% occ.
8.3%
$9,809/mo
51% occ.
10.4%
$12,211/mo
current
61% occ.
12.4%
$14,613/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.