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Detached house in Rua Nova da Oliveira, Pontalgar, Mexilhoeira Grande
Detached house in Rua Nova da Oliveira, Pontalgar, Mexilhoeira Grande — image 2Detached house in Rua Nova da Oliveira, Pontalgar, Mexilhoeira Grande — image 3Detached house in Rua Nova da Oliveira, Pontalgar, Mexilhoeira Grande — image 4Detached house in Rua Nova da Oliveira, Pontalgar, Mexilhoeira Grande — image 5
Grade Bvillamid-range

Detached house in Rua Nova da Oliveira, Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€800,000

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

47%

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: €58,026/yr
Average Daily Rate: €338
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 30.7 years
5-yr Capital Value: €927,419
10-yr Capital Value: €1.1M
Brixfox Score: 63.3 / 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.

€899,850

+12.5% over asking

Asking price€800,000
IMT — Property transfer tax (investment schedule)€48,000
IS — Stamp duty (0.8%)€6,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,000
Total acquisition costs€67,650
Renovation€0 — move-in ready
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)€899,850

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.4%

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: 4
Building: 190 m²
Land: 251 m²
Style: modern
Condition: new-build
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

geometric facadedark grey and white exterior contrastslatted metal gates

Score Breakdown

ROI
12.41
Visual Appeal
13
Ownership Security
13
Location
8.4
Land & Space
5.78
Rental Demand
4.7
Payback Speed
2
STR Suitability
4

Description

Beato Imobiliária presents this elegant villa, ideal for those seeking comfort, modernity, and a privileged location. Situated in a quiet area between Portimão and Lagos, just minutes from the city and the region's stunning beaches, this property combines sophistication, technology, and a relaxing environment. Villa

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

Listed by CasaHome via Idealista.pt
3-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Portimão — photo 2 of 5
3-bedroom freehold villa in Portimão — photo 3 of 5
3-bedroom freehold villa in Portimão — photo 4 of 5
3-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in Rua Nova da Oliveira, Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-3849 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$869,565
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
190 m²
Land
251 m²
True net yield
3.3%
≈ $4,728/mo net after costs & tax
5-yr total return (net + appreciation)
9.4% / yr avg
Payback in ~31 yrs from rent
Brixfox Score 63 · 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

Energy: A+
Condition: new-build

Description

Beato Imobiliária presents this elegant villa, ideal for those seeking comfort, modernity, and a privileged location. Situated in a quiet area between Portimão and Lagos, just minutes from the city and the region's stunning beaches, this property combines sophistication, technology, and a relaxing environment. Villa

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)
$475/night
50% ($219)Brixfox estimate($475/night)200% ($874)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Indicative
Yearly income
$39,274
Likely range $23,564 – $54,983
Airbnb data$475/night · 47% occupancy
Rental income
$475/night · 47% occ.
$75,526
Running costs (20%)
Utilities, cleaning, maintenance
-$15,105
Income tax (10%)
Indonesian rental income tax
-$21,147
Property tax
Annual property tax
-$0
Net income
4.5% ROI
$39,274

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.8%
5.1%
Fully-managed
3.9%
3.3%
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

7.7%

Annual Revenue

$75,526

Income Tax / yr

$6,609

Payback

31 yrs

True All-In Cost
Asking price$869,565
IMT — transfer tax (non-resident 7.5%)$65,217
Stamp duty (0.8%)$6,957
Notary + registry$2,174
Legal$10,696
Furnishing + STR launch$27,174
All-in cost$981,783

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $800K
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 18: 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
$973K
+22%
Rental Income
+$192K
Total Position
$1.2M
+46%
7.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$414K
Total Position
$1.6M
+100%
7.2%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$971K
Total Position
$2.7M
+240%
6.3%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.7M
Total Position
$4.3M
+439%
5.8%/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
4.5% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$437 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
251 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $437 — 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 4.5% 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

30% occ.
4.2%
$3,035/mo
40% occ.
5.6%
$4,046/mo
47% occ.
6.6%
$4,759/mo
current
57% occ.
8.0%
$5,770/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.