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House in Pontalgar, Mexilhoeira Grande
House in Pontalgar, Mexilhoeira Grande — image 2House in Pontalgar, Mexilhoeira Grande — image 3House in Pontalgar, Mexilhoeira Grande — image 4House in Pontalgar, Mexilhoeira Grande — image 5
Grade Avillaluxury

House in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€635,000

Asking Price (EUR)

7.6%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

9.6%

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: €70,859/yr
Average Daily Rate: €407
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has city (+10%), Luxury finish (+8%)
Payback Period: 18.1 years
5-yr Capital Value: €736,139
10-yr Capital Value: €853,387
Brixfox Score: 76.3 / 100
Comparable Properties: 26
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€739,755

+16.5% over asking

Asking price€635,000
IMT — Property transfer tax (investment schedule)€38,100
IS — Stamp duty (0.8%)€5,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,525
Total acquisition costs€53,955
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,800
All-in investment (incl. renovation & furnishing)€739,755

Gross yield (asking price)

11.2%

True gross yield (all-in)

9.6%

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: 3
Bathrooms: 2
Building: 283 m²
Style: contemporary
Condition: new-build
Year Built: 2027
Energy Certificate: B
city

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living with double-height ceilingsmodern chandelierintegrated fireplacebuilt-in shelving with accent lightinglarge sliding glass doors to balcony

Score Breakdown

ROI
19.56
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.77
Payback Speed
4
STR Suitability
4

Description

3 bedroom villa with 172m2 with garden and communal pool. Between the sea and the mountains, the Alfarroba Condominium is born, an exclusive residential complex composed of 17 houses of typologies T2 and T3, where contemporary architecture integrates harmoniously into the surrounding natural landscape. Located in Font

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

Listed by Dils | Empreendimentos via Idealista.pt
3-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
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

House in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-65887 Source verified · Idealista.pt · listed 1 Jun 2026
Asking price · Freehold
$690,217
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
283 m²
True net yield
5.5%
≈ $6,104/mo net after costs & tax
5-yr total return (net + appreciation)
11.9% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 76 · 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

Year built: 2027
Energy: B
Condition: new-build
View: city

Description

3 bedroom villa with 172m2 with garden and communal pool. Between the sea and the mountains, the Alfarroba Condominium is born, an exclusive residential complex composed of 17 houses of typologies T2 and T3, where contemporary architecture integrates harmoniously into the surrounding natural landscape. Located in Font

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)
$572/night
50% ($263)Brixfox estimate($572/night)200% ($1052)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$47,980
Likely range $28,788 – $67,172
Airbnb data$572/night · 48% occupancy
Rental income
$572/night · 48% occ.
$92,268
Running costs (20%)
Utilities, cleaning, maintenance
-$18,454
Income tax (10%)
Indonesian rental income tax
-$25,835
Property tax
Annual property tax
-$0
Net income
7.0% ROI
$47,980

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
9.3%
8.3%
Fully-managed
6.5%
5.5%
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

11.8%

Annual Revenue

$92,268

Income Tax / yr

$8,074

Payback

18 yrs

True All-In Cost
Asking price$690,217
IMT — transfer tax (non-resident 7.5%)$51,766
Stamp duty (0.8%)$5,522
Notary + registry$2,174
Legal$8,490
Furnishing + STR launch$27,174
All-in cost$785,343

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $635K
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
$773K
+22%
Rental Income
+$234K
Total Position
$1.0M
+59%
9.7%/yr
Year 10
Capital Value
$940K
+48%
Rental Income
+$506K
Total Position
$1.4M
+128%
8.6%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.2M
Total Position
$2.6M
+306%
7.3%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$2.1M
Total Position
$4.2M
+555%
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
7.0% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$526 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

Premium nightly rate of $526 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
6.4%
$3,654/mo
40% occ.
8.5%
$4,871/mo
48% occ.
10.1%
$5,813/mo
current
58% occ.
12.2%
$7,031/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.