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Detached house in Rua 1 de Novembro, 9, Malheiro - Belmonte - Ladeira do Vau, Portimão
Detached house in Rua 1 de Novembro, 9, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 2Detached house in Rua 1 de Novembro, 9, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 3Detached house in Rua 1 de Novembro, 9, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 4Detached house in Rua 1 de Novembro, 9, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 5
Grade Bvillamid-range

Detached house in Rua 1 de Novembro, 9, Malheiro - Belmonte - Ladeira do Vau, Portimão

Portimão · Western Algarve ·

€349,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

47%

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: €27,114/yr
Average Daily Rate: €159
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 39.6 years
5-yr Capital Value: €404,587
10-yr Capital Value: €469,027
Brixfox Score: 56.4 / 100
Comparable Properties: 16
Data Confidence: 77%
Search Radius: 3 km

True Investment Cost

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

€400,877

+14.9% over asking

Asking price€349,000
IMT — Property transfer tax (investment schedule)€15,750
IS — Stamp duty (0.8%)€2,792
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,235
Total acquisition costs€25,027
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€400,877

Gross yield (asking price)

7.8%

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: 100 m²
Land: 100 m²
Style: contemporary
Condition: excellent
Year Built: 1973
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and kitchenmodern white and grey exteriorminimalist decor

Score Breakdown

ROI
9.85
Visual Appeal
11.6
Ownership Security
13
Location
9.36
Land & Space
2.93
Rental Demand
4.67
Payback Speed
1
STR Suitability
4

Description

Discover this fantastic 2-bedroom villa, fully renovated in 2025, where comfort, functionality, and modern finishes come together to create a welcoming and move-in-ready home. With approximately 100m² of living space, this property stands out for its excellent layout and abundant natural light throughout the house. Th

Location

📍 37.1609°N, 8.5380°W

· Portimão, Algarve, Portugal

Listed via Idealista.pt
2-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
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 1 de Novembro, 9, Malheiro - Belmonte - Ladeira do Vau, Portimão

Portimão · Western Algarve · Ref BF-65905 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$379,348
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
100 m²
Land
100 m²
True net yield
2.5%
≈ $1,969/mo net after costs & tax
5-yr total return (net + appreciation)
9.8% / yr avg
Payback in ~40 yrs from rent
Brixfox Score 56 · 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

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Property details

Year built: 1973
Energy: E
Condition: excellent

Description

Discover this fantastic 2-bedroom villa, fully renovated in 2025, where comfort, functionality, and modern finishes come together to create a welcoming and move-in-ready home. With approximately 100m² of living space, this property stands out for its excellent layout and abundant natural light throughout the house. Th

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)
$224/night
50% ($103)Brixfox estimate($224/night)200% ($412)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Indicative
Yearly income
$18,361
Likely range $11,016 – $25,705
Airbnb data$224/night · 47% occupancy
Rental income
$224/night · 47% occ.
$35,310
Running costs (20%)
Utilities, cleaning, maintenance
-$7,062
Income tax (10%)
Indonesian rental income tax
-$9,887
Property tax
Annual property tax
-$0
Net income
4.8% ROI
$18,361

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

2.5%

on all-in cost of $444,848

Scenario
Pre-tax
After-tax
Owner-managed
5.3%
4.6%
Fully-managed
3.2%
2.5%
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

7.9%

Annual Revenue

$35,310

Income Tax / yr

$3,089

Payback

40 yrs

True All-In Cost
Asking price$379,348
IMT — transfer tax (non-resident 7.5%)$28,451
Stamp duty (0.8%)$3,035
Notary + registry$2,174
Legal$4,666
Furnishing + STR launch$27,174
All-in cost$444,848

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.2M$1.7M$1.1M$556K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $349K
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
$425K
+22%
Rental Income
+$90K
Total Position
$514K
+47%
8.1%/yr
Year 10
Capital Value
$517K
+48%
Rental Income
+$194K
Total Position
$710K
+104%
7.4%/yr
Year 20
Capital Value
$765K
+119%
Rental Income
+$454K
Total Position
$1.2M
+249%
6.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$804K
Total Position
$1.9M
+455%
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

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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
4.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$206 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $206 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% 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%
$1,430/mo
40% occ.
6.0%
$1,907/mo
47% occ.
7.0%
$2,225/mo
current
57% occ.
8.5%
$2,701/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.