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Detached house in Rua Belchior Lopes de Sousa, 9, Marachique - Amoreira - Delgadas, Alvor
Detached house in Rua Belchior Lopes de Sousa, 9, Marachique - Amoreira - Delgadas, Alvor — image 2Detached house in Rua Belchior Lopes de Sousa, 9, Marachique - Amoreira - Delgadas, Alvor — image 3Detached house in Rua Belchior Lopes de Sousa, 9, Marachique - Amoreira - Delgadas, Alvor — image 4Detached house in Rua Belchior Lopes de Sousa, 9, Marachique - Amoreira - Delgadas, Alvor — image 5
Grade Avillamid-range

Detached house in Rua Belchior Lopes de Sousa, 9, Marachique - Amoreira - Delgadas, Alvor

Portimão · Western Algarve ·

€1.4M

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

8.3%

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: €131,106/yr
Average Daily Rate: €650
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has garden (+10%)
Payback Period: 19.7 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 78.7 / 100
Comparable Properties: 11
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€1.6M

+13.9% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€103,875
IS — Stamp duty (0.8%)€11,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,775
Total acquisition costs€136,980
Renovation (est. €55/m² × 290 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,950
(€8,700–€23,200)
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)€1.6M

Gross yield (asking price)

9.5%

True gross yield (all-in)

8.3%

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: 290 m²
Land: 3010 m²
Style: portuguese-traditional
Condition: good
Year Built: 1998
Energy Certificate: C
Private Pool
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private pooloutdoor kitchen with BBQcovered terrace for diningtraditional Portuguese tiling

Score Breakdown

ROI
18.21
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.52
Payback Speed
4
STR Suitability
4

Description

Welcome to this stunning villa in Alvor, located in the sought-after Alto Golf, perfectly positioned just a few hundred meters from Praia do Vau and only 150 meters from the first tee, making it an ideal location for both golf enthusiasts and beach lovers. Set on an impressive 3,000-square-meter southwest-facing plot,

Location

📍 37.1254°N, 8.5663°W

· Portimão, Algarve, Portugal

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

Detached house in Rua Belchior Lopes de Sousa, 9, Marachique - Amoreira - Delgadas, Alvor

Portimão · Western Algarve · Ref BF-65898 Source verified · SkandiaMäklarna Portugal · listed 3 Jun 2026
Asking price · Freehold
$1,505,435
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
290 m²
Land
3010 m²
True net yield
5.1%
≈ $11,572/mo net after costs & tax
5-yr total return (net + appreciation)
10.8% / yr avg
Payback in ~20 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

Year built: 1998
Energy: C
Condition: good
View: garden

Description

Welcome to this stunning villa in Alvor, located in the sought-after Alto Golf, perfectly positioned just a few hundred meters from Praia do Vau and only 150 meters from the first tee, making it an ideal location for both golf enthusiasts and beach lovers. Set on an impressive 3,000-square-meter southwest-facing plot,

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)
$915/night
50% ($421)Brixfox estimate($915/night)200% ($1683)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$88,782
Likely range $53,268 – $124,295
Airbnb data$915/night · 55% occupancy
Rental income
$915/night · 55% occ.
$170,734
Running costs (20%)
Utilities, cleaning, maintenance
-$34,147
Income tax (10%)
Indonesian rental income tax
-$47,805
Property tax
Annual property tax
-$0
Net income
5.9% ROI
$88,782

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.3%
7.4%
Fully-managed
6.0%
5.1%
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

10.2%

Annual Revenue

$170,734

Income Tax / yr

$14,939

Payback

20 yrs

True All-In Cost
Asking price$1,505,435
IMT — transfer tax (non-resident 7.5%)$112,908
Stamp duty (0.8%)$12,043
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,673,103

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$9.6M$7.2M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 14: 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
$1.7M
+22%
Rental Income
+$434K
Total Position
$2.1M
+53%
8.9%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$936K
Total Position
$3.0M
+116%
8.0%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$2.2M
Total Position
$5.2M
+278%
6.9%/yr
Year 30
Capital Value
$4.5M
+224%
Rental Income
+$3.9M
Total Position
$8.4M
+505%
6.2%/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
5.9% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$842 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
3010 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $842 — positioned in the top tier
Generous 3010 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.
5.5%
$6,861/mo
45% occ.
7.0%
$8,809/mo
55% occ.
8.6%
$10,757/mo
current
65% occ.
10.1%
$12,705/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.