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Detached house in Rua Pedro Caiado, Zona Ribeirinha, Portimão Cidade, Portimão
Detached house in Rua Pedro Caiado, Zona Ribeirinha, Portimão Cidade, Portimão — image 2Detached house in Rua Pedro Caiado, Zona Ribeirinha, Portimão Cidade, Portimão — image 3Detached house in Rua Pedro Caiado, Zona Ribeirinha, Portimão Cidade, Portimão — image 4Detached house in Rua Pedro Caiado, Zona Ribeirinha, Portimão Cidade, Portimão — image 5
Grade C+villabudget

Detached house in Rua Pedro Caiado, Zona Ribeirinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€239,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

48%

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: €18,779/yr
Average Daily Rate: €107
Payback Period: 56.6 years
5-yr Capital Value: €277,067
10-yr Capital Value: €321,196
Brixfox Score: 49.9 / 100
Comparable Properties: 58
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€276,229

+15.6% over asking

Asking price€239,000
IMT — Property transfer tax (investment schedule)€7,727
IS — Stamp duty (0.8%)€1,912
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,585
Total acquisition costs€14,474
Renovation (est. €55/m² × 71 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,905
(€2,130–€5,680)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€276,229

Gross yield (asking price)

7.9%

True gross yield (all-in)

6.8%

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: 2
Bathrooms: 1
Building: 71 m²
Style: portuguese-traditional
Condition: good
Year Built: 1976
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone streettraditional tiled facades

Score Breakdown

ROI
7.08
Visual Appeal
8.2
Ownership Security
13
Location
9.36
Land & Space
3.42
Rental Demand
4.8
Payback Speed
0
STR Suitability
4

Description

House T2 for sale.

Location

📍 37.1402°N, 8.5318°W

· Portimão, Algarve, Portugal

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

Detached house in Rua Pedro Caiado, Zona Ribeirinha, Portimão Cidade, Portimão

Portimão · Western Algarve · Ref BF-4022 Source verified · RE/MAX Team · listed 2 Jun 2026
Asking price · Freehold
$259,783
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
71 m²
True net yield
1.8%
≈ $1,217/mo net after costs & tax
5-yr total return (net + appreciation)
9.8% / yr avg
Payback in ~57 yrs from rent
Brixfox Score 50 · C+

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: 1976
Energy: D
Condition: good

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)
$151/night
50% ($69)Brixfox estimate($151/night)200% ($278)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$12,719
Likely range $7,632 – $17,807
Airbnb data$151/night · 48% occupancy
Rental income
$151/night · 48% occ.
$24,460
Running costs (20%)
Utilities, cleaning, maintenance
-$4,892
Income tax (10%)
Indonesian rental income tax
-$6,849
Property tax
Annual property tax
-$0
Net income
4.9% ROI
$12,719

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.8%

on all-in cost of $314,703

Scenario
Pre-tax
After-tax
Owner-managed
4.6%
4.0%
Fully-managed
2.5%
1.8%
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

7.8%

Annual Revenue

$24,460

Income Tax / yr

$2,140

Payback

57 yrs

True All-In Cost
Asking price$259,783
IMT — transfer tax (non-resident 7.5%)$19,484
Stamp duty (0.8%)$2,078
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$314,703

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$1.5M$1.1M$766K$383K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $239K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$291K
+22%
Rental Income
+$62K
Total Position
$353K
+48%
8.1%/yr
Year 10
Capital Value
$354K
+48%
Rental Income
+$134K
Total Position
$488K
+104%
7.4%/yr
Year 20
Capital Value
$524K
+119%
Rental Income
+$314K
Total Position
$838K
+251%
6.5%/yr
Year 30
Capital Value
$775K
+224%
Rental Income
+$557K
Total Position
$1.3M
+457%
5.9%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.9% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$139 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.9% 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

30% occ.
4.5%
$964/mo
40% occ.
5.9%
$1,285/mo
48% occ.
7.1%
$1,541/mo
current
58% occ.
8.6%
$1,862/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.