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House in Portimão, Portimão
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Grade B+villamid-range

House in Portimão, Portimão

Portimão · Western Algarve ·

€390,000

Asking Price (EUR)

8.2%

True Net Yield (Owner, all-in)

5.6%

True Net Yield (Managed, all-in)

10.7%

True Gross Yield

46%

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: €49,063/yr
Average Daily Rate: €295
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 17.5 years
5-yr Capital Value: €452,117
10-yr Capital Value: €524,127
Brixfox Score: 69 / 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.

€460,140

+18.0% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation (est. €55/m² × 158 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,690
(€4,740–€12,640)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€460,140

Gross yield (asking price)

12.6%

True gross yield (all-in)

10.7%

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: 2
Building: 158 m²
Style: portuguese-traditional
Condition: good
Year Built: 1979
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wooden staircasetraditional exterior facade

Score Breakdown

ROI
20.16
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
5.16
Rental Demand
4.56
Payback Speed
4
STR Suitability
4

Description

3+1 Bedroom House with Backyard Portimão This fantastic villa located in a quiet area consists of 3 bedrooms, two with built-in wardrobes and a recently refurbished suite, a living room with plenty of slimness, pantry and a very large refurbished kitchen. We have a backyard with parking for two cars, having a large l

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View this property on The PentHouse →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 2 of 5
3-bedroom freehold villa in Portimão — photo 3 of 5
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3-bedroom freehold villa in Portimão — photo 5 of 5

House in Portimão, Portimão

Portimão · Western Algarve · Ref BF-3839 Source verified · The PentHouse · listed 2 Jun 2026
Asking price · Freehold
$423,913
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
158 m²
True net yield
5.7%
≈ $4,121/mo net after costs & tax
5-yr total return (net + appreciation)
12.8% / yr avg
Payback in ~17 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: 1979
Energy: E
Condition: good

Description

3+1 Bedroom House with Backyard Portimão This fantastic villa located in a quiet area consists of 3 bedrooms, two with built-in wardrobes and a recently refurbished suite, a living room with plenty of slimness, pantry and a very large refurbished kitchen. We have a backyard with parking for two cars, having a large l

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)
$415/night
50% ($191)Brixfox estimate($415/night)200% ($764)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Indicative
Yearly income
$33,302
Likely range $19,982 – $46,623
Airbnb data$415/night · 46% occupancy
Rental income
$415/night · 46% occ.
$64,042
Running costs (20%)
Utilities, cleaning, maintenance
-$12,808
Income tax (10%)
Indonesian rental income tax
-$17,932
Property tax
Annual property tax
-$0
Net income
7.9% ROI
$33,302

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.0%
8.9%
Fully-managed
6.9%
5.7%
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

13.0%

Annual Revenue

$64,042

Income Tax / yr

$5,603

Payback

17 yrs

True All-In Cost
Asking price$423,913
IMT — transfer tax (non-resident 7.5%)$31,793
Stamp duty (0.8%)$3,391
Notary + registry$2,174
Legal$5,214
Furnishing + STR launch$27,174
All-in cost$493,660

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.1M$2.3M$1.6M$783K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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
$474K
+22%
Rental Income
+$163K
Total Position
$637K
+63%
10.3%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$351K
Total Position
$929K
+138%
9.1%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$823K
Total Position
$1.7M
+330%
7.6%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.5M
Total Position
$2.7M
+598%
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
46% average occupancy
Nightly Rate
Strong
$382 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $382 — 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 46% — 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

30% occ.
7.5%
$2,652/mo
40% occ.
10.0%
$3,536/mo
46% occ.
11.4%
$4,034/mo
current
56% occ.
13.9%
$4,918/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.