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Detached house in Alagoas - Pedregais, Alvor
Detached house in Alagoas - Pedregais, Alvor — image 2Detached house in Alagoas - Pedregais, Alvor — image 3Detached house in Alagoas - Pedregais, Alvor — image 4Detached house in Alagoas - Pedregais, Alvor — image 5
Grade Avillamid-range

Detached house in Alagoas - Pedregais, Alvor

Portimão · Western Algarve ·

€950,000

Asking Price (EUR)

8.3%

True Net Yield (Owner, all-in)

6.0%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

55%

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: €110,917/yr
Average Daily Rate: €556
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 16.0 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 79.4 / 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

+14.6% 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 (est. €55/m² × 345 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,975
(€10,350–€27,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

11.7%

True gross yield (all-in)

10.2%

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: 4
Bathrooms: 3
Building: 345 m²
Land: 745 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pink exterior facadetraditional tiled roofstone accent entrancelarge outdoor pool areamarble staircase

Score Breakdown

ROI
21.48
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
10.88
Rental Demand
5.47
Payback Speed
4
STR Suitability
4

Description

Set in a peaceful residential area, at the end of a cul-de-sac, only a 5-minute drive from the charming fishing village of Alvor, is this lovely large, detached villa. From a covered porch, the front door opens to a light and airy entrance hall with guest cloakroom and a sweeping staircase leading up to the bedrooms.

Location

📍 37.1290°N, 8.5910°W

· Portimão, Algarve, Portugal

View this property on SeaToSky Homes, Algarve →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
SeaToSky Homes, Algarve
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 Alagoas - Pedregais, Alvor

Portimão · Western Algarve · Ref BF-4020 Source verified · SeaToSky Homes, Algarve · listed 2 Jun 2026
Asking price · Freehold
$1,032,609
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
345 m²
Land
745 m²
True net yield
6.2%
≈ $9,859/mo net after costs & tax
5-yr total return (net + appreciation)
12.2% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 79 · 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

Energy: C
Condition: good

Description

Set in a peaceful residential area, at the end of a cul-de-sac, only a 5-minute drive from the charming fishing village of Alvor, is this lovely large, detached villa. From a covered porch, the front door opens to a light and airy entrance hall with guest cloakroom and a sweeping staircase leading up to the bedrooms.

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)
$782/night
50% ($360)Brixfox estimate($782/night)200% ($1439)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$75,116
Likely range $45,070 – $105,162
Airbnb data$782/night · 55% occupancy
Rental income
$782/night · 55% occ.
$144,453
Running costs (20%)
Utilities, cleaning, maintenance
-$28,891
Income tax (10%)
Indonesian rental income tax
-$40,447
Property tax
Annual property tax
-$0
Net income
7.3% ROI
$75,116

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.2%
9.1%
Fully-managed
7.3%
6.2%
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

12.4%

Annual Revenue

$144,453

Income Tax / yr

$12,639

Payback

16 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.

$7.3M$5.5M$3.7M$1.8M$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 12: 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
+$367K
Total Position
$1.5M
+60%
9.9%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$792K
Total Position
$2.2M
+131%
8.8%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.9M
Total Position
$3.9M
+315%
7.4%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$3.3M
Total Position
$6.4M
+570%
6.5%/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
7.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$719 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
745 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $719 — positioned in the top tier
Generous 745 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

35% occ.
6.7%
$5,771/mo
45% occ.
8.6%
$7,436/mo
55% occ.
10.6%
$9,101/mo
current
65% occ.
12.5%
$10,765/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.