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Detached house in Rua das Sesmarias, 22, Sesmarias - Telheiro - Penina, Alvor
Grade Avillaluxury

Detached house in Rua das Sesmarias, 22, Sesmarias - Telheiro - Penina, Alvor

Portimão · Western Algarve ·

€950,000

Asking Price (EUR)

10.3%

True Net Yield (Owner, all-in)

7.5%

True Net Yield (Managed, all-in)

12.4%

True Gross Yield

56%

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: €135,078/yr
Average Daily Rate: €657
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 12.7 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 83.4 / 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.

€1.1M

+15.0% over asking

Asking price€950,000
IMT — Property transfer tax (investment schedule)€57,000
IS — Stamp duty (0.8%)€7,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,250
Total acquisition costs€80,100
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

14.2%

True gross yield (all-in)

12.4%

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: 4
Building: 430 m²
Style: modern
Condition: new-build
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolexpansive glass facadesmulti-level terracesintegrated landscaping

Score Breakdown

ROI
24.74
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.63
Payback Speed
5
STR Suitability
4

Description

Premium 4-Bedroom Detached Villa with Pool – Sesmarias, Portimão Property Highlights + Type: Detached 4-bedroom villa (4 en-suite bedrooms) + Areas: 432 m² gross construction area (including basement and covered terraces) on a 525 m² plot + Amenities: Private swimming pool, surrounding garden, and spacious basement ga

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 1
Idealista.pt

Detached house in Rua das Sesmarias, 22, Sesmarias - Telheiro - Penina, Alvor

Portimão · Western Algarve · Ref BF-3958 Source verified · Idealista.pt · listed 16 Apr 2026
Asking price · Freehold
$1,032,609
Ownership
Freehold
Bedrooms
4
Built area
430 m²
True net yield
7.9%
≈ $12,248/mo net after costs & tax
5-yr total return (net + appreciation)
13.8% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 83 · A

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

Condition: new-build

Description

Premium 4-Bedroom Detached Villa with Pool – Sesmarias, Portimão Property Highlights + Type: Detached 4-bedroom villa (4 en-suite bedrooms) + Areas: 432 m² gross construction area (including basement and covered terraces) on a 525 m² plot + Amenities: Private swimming pool, surrounding garden, and spacious basement ga

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)
$925/night
50% ($425)Brixfox estimate($925/night)200% ($1701)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$91,497
Likely range $54,899 – $128,097
Airbnb data$925/night · 56% occupancy
Rental income
$925/night · 56% occ.
$175,957
Running costs (20%)
Utilities, cleaning, maintenance
-$35,191
Income tax (10%)
Indonesian rental income tax
-$49,268
Property tax
Annual property tax
-$0
Net income
8.9% ROI
$91,497

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.7%
11.3%
Fully-managed
9.2%
7.9%
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

15.2%

Annual Revenue

$175,957

Income Tax / yr

$15,397

Payback

13 yrs

True All-In Cost
Asking price$1,032,609
IMT — transfer tax (non-resident 7.5%)$77,446
Stamp duty (0.8%)$8,261
Notary + registry$2,174
Legal$12,701
Furnishing + STR launch$27,174
All-in cost$1,160,364

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$8.1M$6.1M$4.1M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $950K
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 10: 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
$1.2M
+22%
Rental Income
+$447K
Total Position
$1.6M
+69%
11.0%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$965K
Total Position
$2.4M
+150%
9.6%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$2.3M
Total Position
$4.3M
+357%
7.9%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$4.0M
Total Position
$7.1M
+646%
6.9%/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
Strong
8.9% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$851 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.9% — outperforms most villas in this market
Premium nightly rate of $851 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — 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

36% occ.
8.3%
$7,148/mo
46% occ.
10.6%
$9,117/mo
56% occ.
12.9%
$11,085/mo
current
66% occ.
15.2%
$13,054/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.