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Detached house in Rua do Boião, Torralta - Prainha, Alvor
Detached house in Rua do Boião, Torralta - Prainha, Alvor — image 2Detached house in Rua do Boião, Torralta - Prainha, Alvor — image 3Detached house in Rua do Boião, Torralta - Prainha, Alvor — image 4Detached house in Rua do Boião, Torralta - Prainha, Alvor — image 5
Grade Bvillamid-range

Detached house in Rua do Boião, Torralta - Prainha, Alvor

Portimão · Western Algarve ·

€1.5M

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

53%

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: €95,743/yr
Average Daily Rate: €490
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 31.2 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 64.5 / 100
Comparable Properties: 10
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+13.6% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€109,500
IS — Stamp duty (0.8%)€11,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,900
Total acquisition costs€144,330
Renovation (est. €55/m² × 314 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,270
(€9,420–€25,120)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

6.6%

True gross yield (all-in)

5.8%

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: 4
Building: 314 m²
Land: 480 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

bold exterior colortraditional white trim around windows

Score Breakdown

ROI
12.24
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
9.72
Rental Demand
5.35
Payback Speed
2
STR Suitability
4

Description

Top House in Portimão – Privacy, Space and Beach Next Door! If you are looking for an incredible house, with everything you need (and a little more), this is for you! ? Dream location In one of the best areas of the municipality of Portimão A few minutes from the beach? Quiet and super private area ? Space will not

Location

📍 37.1218°N, 8.5675°W

· Portimão, Algarve, Portugal

View this property on Medina Properties →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Medina Properties
4-bedroom freehold villa in Portimão — photo 2 of 5
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4-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Rua do Boião, Torralta - Prainha, Alvor

Portimão · Western Algarve · Ref BF-3832 Source verified · Medina Properties · listed 3 Jun 2026
Asking price · Freehold
$1,586,957
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
314 m²
Land
480 m²
True net yield
3.2%
≈ $8,026/mo net after costs & tax
5-yr total return (net + appreciation)
9.0% / yr avg
Payback in ~31 yrs from rent
Brixfox Score 65 · 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: 2000
Energy: D
Condition: good

Description

Top House in Portimão – Privacy, Space and Beach Next Door! If you are looking for an incredible house, with everything you need (and a little more), this is for you! ? Dream location In one of the best areas of the municipality of Portimão A few minutes from the beach? Quiet and super private area ? Space will not

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)
$690/night
50% ($317)Brixfox estimate($690/night)200% ($1269)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$64,799
Likely range $38,879 – $90,718
Airbnb data$690/night · 53% occupancy
Rental income
$690/night · 53% occ.
$124,613
Running costs (20%)
Utilities, cleaning, maintenance
-$24,923
Income tax (10%)
Indonesian rental income tax
-$34,892
Property tax
Annual property tax
-$0
Net income
4.1% ROI
$64,799

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.5%
4.8%
Fully-managed
3.8%
3.2%
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

7.1%

Annual Revenue

$124,613

Income Tax / yr

$10,903

Payback

31 yrs

True All-In Cost
Asking price$1,586,957
IMT — transfer tax (non-resident 7.5%)$119,022
Stamp duty (0.8%)$12,696
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,761,391

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$8.7M$6.5M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$317K
Total Position
$2.1M
+43%
7.5%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$683K
Total Position
$2.8M
+95%
6.9%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$1.6M
Total Position
$4.8M
+229%
6.1%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$2.8M
Total Position
$7.6M
+419%
5.6%/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
4.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$634 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Good
480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $634 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.1% 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

33% occ.
3.7%
$4,915/mo
43% occ.
4.8%
$6,383/mo
53% occ.
5.9%
$7,851/mo
current
63% occ.
7.0%
$9,319/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.