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Detached house in Rua das Oliveiras, Aldeia do Carrasco - Vale da Arrancada, Portimão
Detached house in Rua das Oliveiras, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 2Detached house in Rua das Oliveiras, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 3Detached house in Rua das Oliveiras, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 4Detached house in Rua das Oliveiras, Aldeia do Carrasco - Vale da Arrancada, Portimão — image 5
Grade B+villamid-range

Detached house in Rua das Oliveiras, Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve ·

€467,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

9.2%

True Gross Yield

40%

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: €50,422/yr
Average Daily Rate: €343
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 20.5 years
5-yr Capital Value: €541,381
10-yr Capital Value: €627,609
Brixfox Score: 69 / 100
Comparable Properties: 8
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€547,516

+17.2% over asking

Asking price€467,000
IMT — Property transfer tax (investment schedule)€25,190
IS — Stamp duty (0.8%)€3,736
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,005
Total acquisition costs€37,181
Renovation (est. €55/m² × 157 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,635
(€4,710–€12,560)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€547,516

Gross yield (asking price)

10.8%

True gross yield (all-in)

9.2%

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: 3
Building: 157 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with wrought iron railingcommunal swimming pool with sun loungers

Score Breakdown

ROI
17.67
Visual Appeal
12.8
Ownership Security
13
Location
9.36
Land & Space
5.14
Rental Demand
4.03
Payback Speed
3
STR Suitability
4

Description

T3 House in the prestigious Oásis Park Resort, Portimão | One of the most sought-after residential areas in the Algarve due to its tranquility, organization, quality of infrastructure, and privileged location. Property Features: T3 typology | 2 suites All rooms equipped with air conditioning Equipped kitchen Fireplace

Location

📍 37.1552°N, 8.5576°W

· Portimão, Algarve, Portugal

View this property on Decisões e Soluções by Grupo BWY →Listed via Idealista.pt
3-bedroom freehold villa in Portimão — photo 1 of 5
Decisões e Soluções by Grupo BWY
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 das Oliveiras, Aldeia do Carrasco - Vale da Arrancada, Portimão

Portimão · Western Algarve · Ref BF-3910 Source verified · Decisões e Soluções by Grupo BWY · listed 2 Jun 2026
Asking price · Freehold
$507,609
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
157 m²
True net yield
4.9%
≈ $4,191/mo net after costs & tax
5-yr total return (net + appreciation)
11.6% / yr avg
Payback in ~20 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

Energy: D
Condition: good

Description

T3 House in the prestigious Oásis Park Resort, Portimão | One of the most sought-after residential areas in the Algarve due to its tranquility, organization, quality of infrastructure, and privileged location. Property Features: T3 typology | 2 suites All rooms equipped with air conditioning Equipped kitchen Fireplace

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)
$482/night
50% ($222)Brixfox estimate($482/night)200% ($887)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$34,124
Likely range $20,474 – $47,774
Airbnb data$482/night · 40% occupancy
Rental income
$482/night · 40% occ.
$65,623
Running costs (20%)
Utilities, cleaning, maintenance
-$13,125
Income tax (10%)
Indonesian rental income tax
-$18,374
Property tax
Annual property tax
-$0
Net income
6.7% ROI
$34,124

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

4.9%

on all-in cost of $585,332

Scenario
Pre-tax
After-tax
Owner-managed
8.6%
7.6%
Fully-managed
5.9%
4.9%
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

11.2%

Annual Revenue

$65,623

Income Tax / yr

$5,742

Payback

20 yrs

True All-In Cost
Asking price$507,609
IMT — transfer tax (non-resident 7.5%)$38,071
Stamp duty (0.8%)$4,061
Notary + registry$2,174
Legal$6,243
Furnishing + STR launch$27,174
All-in cost$585,332

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.5M$2.6M$1.7M$865K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $467K
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
$568K
+22%
Rental Income
+$167K
Total Position
$735K
+57%
9.5%/yr
Year 10
Capital Value
$691K
+48%
Rental Income
+$360K
Total Position
$1.1M
+125%
8.5%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$844K
Total Position
$1.9M
+300%
7.2%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.5M
Total Position
$3.0M
+544%
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
6.7% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$443 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $443 — 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 40% — 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.
7.3%
$3,078/mo
40% occ.
9.7%
$4,104/mo
current
40% occ.
9.8%
$4,134/mo
current
50% occ.
12.2%
$5,160/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.