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Semi-detached house in Centro da Vila, Mexilhoeira Grande
Grade Avillamid-range

Semi-detached house in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve ·

€900,000

Asking Price (EUR)

10.9%

True Net Yield (Owner, all-in)

7.9%

True Net Yield (Managed, all-in)

13.0%

True Gross Yield

57%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €132,169/yr
Average Daily Rate: €632
+18.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 12.3 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 82.1 / 100
Comparable Properties: 6
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€1.0M

+12.9% over asking

Asking price€900,000
IMT — Property transfer tax (investment schedule)€54,000
IS — Stamp duty (0.8%)€7,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,500
Total acquisition costs€75,950
Renovation€0 — move-in ready
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)€1.0M

Gross yield (asking price)

14.7%

True gross yield (all-in)

13.0%

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
Building: 270 m²
Style: modern
Condition: new-build
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private-poolintegrated-outdoor-grillmodern-facade-with-dark-accents

Score Breakdown

ROI
25
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.73
Payback Speed
5
STR Suitability
4

Description

New T3+1 villa with a swimming pool, barbecue, underfloor heating and contemporary architectural design, located in a quiet urbanization, overlooking the Alvor Estuary and the Monchique mountains. Ground Floor: - Open-plan living room and kitchen, covering an area of 40 m², with access to a 51 m2 terrace featuring a b

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 1
Idealista.pt

Semi-detached house in Centro da Vila, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-65909 Source verified · Idealista.pt · listed 1 Jun 2026
Asking price · Freehold
$978,261
Ownership
Freehold
Bedrooms
4
Built area
270 m²
True net yield
8.1%
≈ $12,018/mo net after costs & tax
5-yr total return (net + appreciation)
14.1% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 82 · 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

Condition: new-build

Description

New T3+1 villa with a swimming pool, barbecue, underfloor heating and contemporary architectural design, located in a quiet urbanization, overlooking the Alvor Estuary and the Monchique mountains. Ground Floor: - Open-plan living room and kitchen, covering an area of 40 m², with access to a 51 m2 terrace featuring a b

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)
$891/night
50% ($410)Brixfox estimate($891/night)200% ($1640)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$89,698
Likely range $53,818 – $125,577
Airbnb data$891/night · 57% occupancy
Rental income
$891/night · 57% occ.
$172,497
Running costs (20%)
Utilities, cleaning, maintenance
-$34,499
Income tax (10%)
Indonesian rental income tax
-$48,299
Property tax
Annual property tax
-$0
Net income
9.2% ROI
$89,698

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.1%
11.7%
Fully-managed
9.5%
8.1%
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

15.7%

Annual Revenue

$172,497

Income Tax / yr

$15,093

Payback

12 yrs

True All-In Cost
Asking price$978,261
IMT — transfer tax (non-resident 7.5%)$73,370
Stamp duty (0.8%)$7,826
Notary + registry$2,174
Legal$12,033
Furnishing + STR launch$27,174
All-in cost$1,100,837

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$7.9M$5.9M$3.9M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $900K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$438K
Total Position
$1.5M
+70%
11.2%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$946K
Total Position
$2.3M
+153%
9.7%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$2.2M
Total Position
$4.2M
+365%
8.0%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$3.9M
Total Position
$6.8M
+661%
7.0%/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
Strong
9.2% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$820 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.2% — outperforms most villas in this market
Premium nightly rate of $820 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — 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

37% occ.
8.7%
$7,073/mo
47% occ.
11.0%
$8,970/mo
57% occ.
13.3%
$10,868/mo
current
67% occ.
15.7%
$12,765/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.