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Detached house in N125, Vale das Hortas - Tapada da Penina, Alvor
Detached house in N125, Vale das Hortas - Tapada da Penina, Alvor — image 2Detached house in N125, Vale das Hortas - Tapada da Penina, Alvor — image 3Detached house in N125, Vale das Hortas - Tapada da Penina, Alvor — image 4Detached house in N125, Vale das Hortas - Tapada da Penina, Alvor — image 5
Grade B+villaluxury

Detached house in N125, Vale das Hortas - Tapada da Penina, Alvor

Portimão · Western Algarve ·

€1.9M

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

53%

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: €120,564/yr
Average Daily Rate: €629
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 31.2 years
5-yr Capital Value: €2.2M
10-yr Capital Value: €2.5M
Brixfox Score: 71.1 / 100
Comparable Properties: 12
Data Confidence: 69%
Search Radius: 4 km

True Investment Cost

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

€2.1M

+13.2% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€141,750
IS — Stamp duty (0.8%)€15,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€28,350
Total acquisition costs€186,470
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)€2.1M

Gross yield (asking price)

6.4%

True gross yield (all-in)

5.6%

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: 5
Building: 342 m²
Land: 1360 m²
Style: contemporary
Condition: new-build
Year Built: 2026
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern two-story design with large glass windowsbalcony with glass railing and pergolaintegrated swimming pool with patterned tileswell-maintained lawn and landscaped garden

Score Breakdown

ROI
12.2
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.25
Payback Speed
2
STR Suitability
4

Description

House T4 for sale.

Location

📍 37.1618°N, 8.5774°W

· Portimão, Algarve, Portugal

View this property on Remax Riverview →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Remax Riverview
4-bedroom freehold villa in Portimão — photo 2 of 5
4-bedroom freehold villa in Portimão — photo 3 of 5
4-bedroom freehold villa in Portimão — photo 4 of 5
4-bedroom freehold villa in Portimão — photo 5 of 5

Detached house in N125, Vale das Hortas - Tapada da Penina, Alvor

Portimão · Western Algarve · Ref BF-4003 Source verified · Remax Riverview · listed 3 Jun 2026
Asking price · Freehold
$2,054,348
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
342 m²
Land
1360 m²
True net yield
3.2%
≈ $10,200/mo net after costs & tax
5-yr total return (net + appreciation)
8.9% / yr avg
Payback in ~31 yrs from rent
Brixfox Score 71 · 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: 2026
Energy: A
Condition: new-build

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)
$884/night
50% ($407)Brixfox estimate($884/night)200% ($1627)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$81,603
Likely range $48,962 – $114,243
Airbnb data$884/night · 53% occupancy
Rental income
$884/night · 53% occ.
$156,928
Running costs (20%)
Utilities, cleaning, maintenance
-$31,386
Income tax (10%)
Indonesian rental income tax
-$43,940
Property tax
Annual property tax
-$0
Net income
4.0% ROI
$81,603

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.4%
4.8%
Fully-managed
3.8%
3.2%
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

6.9%

Annual Revenue

$156,928

Income Tax / yr

$13,732

Payback

31 yrs

True All-In Cost
Asking price$2,054,348
IMT — transfer tax (non-resident 7.5%)$154,076
Stamp duty (0.8%)$16,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,267,576

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$11.2M$8.4M$5.6M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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 20: 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
$2.3M
+22%
Rental Income
+$399K
Total Position
$2.7M
+43%
7.4%/yr
Year 10
Capital Value
$2.8M
+48%
Rental Income
+$861K
Total Position
$3.7M
+94%
6.8%/yr
Year 20
Capital Value
$4.1M
+119%
Rental Income
+$2.0M
Total Position
$6.2M
+226%
6.1%/yr
Year 30
Capital Value
$6.1M
+224%
Rental Income
+$3.6M
Total Position
$9.7M
+413%
5.6%/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
4.0% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$814 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1360 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $814 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1360 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% 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

33% occ.
3.6%
$6,121/mo
43% occ.
4.7%
$8,004/mo
53% occ.
5.8%
$9,887/mo
current
63% occ.
6.9%
$11,770/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.