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Detached house in Rua do Castelo, Centro, Alvor
Detached house in Rua do Castelo, Centro, Alvor — image 2Detached house in Rua do Castelo, Centro, Alvor — image 3Detached house in Rua do Castelo, Centro, Alvor — image 4Detached house in Rua do Castelo, Centro, Alvor — image 5
Grade Bvillabudget

Detached house in Rua do Castelo, Centro, Alvor

Portimão · Western Algarve ·

€450,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

7.7%

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: €47,912/yr
Average Daily Rate: €251
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 21.1 years
5-yr Capital Value: €521,673
10-yr Capital Value: €604,762
Brixfox Score: 60.7 / 100
Comparable Properties: 12
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€622,580

+38.4% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €900/m² × 124 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€111,600
(€86,800–€136,400)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€622,580

Gross yield (asking price)

10.7%

True gross yield (all-in)

7.7%

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: 4
Bathrooms: 2
Building: 124 m²
Style: dated
Condition: needs-renovation
Year Built: 1950
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese street facadehalf-tiled walls in living area

Score Breakdown

ROI
17.22
Visual Appeal
5.4
Ownership Security
13
Location
8.4
Land & Space
4.48
Rental Demand
5.22
Payback Speed
3
STR Suitability
4

Description

Investment Property in Alvor – Excellent Opportunity We present this charming house located in Alvor, ideal for investment or private residence, featuring two independent floors with separate entrances, offering versatility and great rental potential. With a 62 m² footprint and 124 m² of total private area, the propert

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

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

Detached house in Rua do Castelo, Centro, Alvor

Portimão · Western Algarve · Ref BF-3861 Source verified · REMAX SUN · listed 2 Jun 2026
Asking price · Freehold
$489,130
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
124 m²
True net yield
4.7%
≈ $3,956/mo net after costs & tax
5-yr total return (net + appreciation)
11.6% / yr avg
Payback in ~21 yrs from rent
Brixfox Score 61 · 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: 1950
Energy: D
Condition: needs-renovation

Description

Investment Property in Alvor – Excellent Opportunity We present this charming house located in Alvor, ideal for investment or private residence, featuring two independent floors with separate entrances, offering versatility and great rental potential. With a 62 m² footprint and 124 m² of total private area, the propert

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)
$354/night
50% ($163)Brixfox estimate($354/night)200% ($650)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$32,437
Likely range $19,462 – $45,411
Airbnb data$354/night · 52% occupancy
Rental income
$354/night · 52% occ.
$62,378
Running costs (20%)
Utilities, cleaning, maintenance
-$12,476
Income tax (10%)
Indonesian rental income tax
-$17,466
Property tax
Annual property tax
-$0
Net income
6.6% ROI
$32,437

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.4%
7.4%
Fully-managed
5.7%
4.7%
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

11.0%

Annual Revenue

$62,378

Income Tax / yr

$5,458

Payback

21 yrs

True All-In Cost
Asking price$489,130
IMT — transfer tax (non-resident 7.5%)$36,685
Stamp duty (0.8%)$3,913
Notary + registry$2,174
Legal$6,016
Furnishing + STR launch$27,174
All-in cost$565,092

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.3M$2.5M$1.7M$828K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 13: 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
$547K
+22%
Rental Income
+$158K
Total Position
$706K
+57%
9.4%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$342K
Total Position
$1.0M
+124%
8.4%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$802K
Total Position
$1.8M
+297%
7.1%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.4M
Total Position
$2.9M
+540%
6.4%/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
6.6% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$325 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $325 — 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.
5.9%
$2,424/mo
42% occ.
7.8%
$3,177/mo
52% occ.
9.6%
$3,930/mo
current
62% occ.
11.5%
$4,683/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.