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Estate in Rua das Aroeiras, Malheiro - Belmonte - Ladeira do Vau, Portimão
Estate in Rua das Aroeiras, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 2Estate in Rua das Aroeiras, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 3Estate in Rua das Aroeiras, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 4Estate in Rua das Aroeiras, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 5
Grade C+villabudget

Estate in Rua das Aroeiras, Malheiro - Belmonte - Ladeira do Vau, Portimão

Portimão · Western Algarve ·

€1.5M

Asking Price (EUR)

0.2%

True Net Yield (Owner, all-in)

0.0%

True Net Yield (Managed, all-in)

0.9%

True Gross Yield

43%

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: €18,456/yr
Average Daily Rate: €117
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has countryside (+10%), Budget finish (-12%)
Payback Period: 99.0 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 48.7 / 100
Comparable Properties: 9
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€2.0M

+35.2% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,425
IS — Stamp duty (0.8%)€11,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,485
Total acquisition costs€148,152
Renovation (est. €900/m² × 400 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€360,000
(€280,000–€440,000)
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)€2.0M

Gross yield (asking price)

1.2%

True gross yield (all-in)

0.9%

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: 2
Building: 400 m²
Land: 22000 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: C
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
0
Visual Appeal
6
Ownership Security
13
Location
9.36
Land & Space
12
Rental Demand
4.31
Payback Speed
0
STR Suitability
4

Description

The described estate presents enormous potential, both for those seeking a refuge in direct contact with nature, and for those wishing to invest in a rural tourism project, among other possibilities. Located near the Belmonte Urbanization, in Portimão, this property has unique characteristics that deserve highlighting:

Location

📍 37.1633°N, 8.5519°W

· Portimão, Algarve, Portugal

Listed by CasaHome 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

Estate in Rua das Aroeiras, Malheiro - Belmonte - Ladeira do Vau, Portimão

Portimão · Western Algarve · Ref BF-65910 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,629,348
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
400 m²
Land
22000 m²
5-yr total return (net + appreciation)
5.7% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 49 · 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

Energy: C
Condition: needs-renovation
View: countryside

Description

The described estate presents enormous potential, both for those seeking a refuge in direct contact with nature, and for those wishing to invest in a rural tourism project, among other possibilities. Located near the Belmonte Urbanization, in Portimão, this property has unique characteristics that deserve highlighting:

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)
$165/night
50% ($76)Brixfox estimate($165/night)200% ($304)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Indicative
Yearly income
$12,499
Likely range $7,500 – $17,499
Airbnb data$165/night · 43% occupancy
Rental income
$165/night · 43% occ.
$24,037
Running costs (20%)
Utilities, cleaning, maintenance
-$4,807
Income tax (10%)
Indonesian rental income tax
-$6,730
Property tax
Annual property tax
-$0
Net income
0.8% ROI
$12,499

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

0.0%

on all-in cost of $1,807,301

Scenario
Pre-tax
After-tax
Owner-managed
0.3%
0.1%
Fully-managed
0.0%
0.0%
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

1.3%

Annual Revenue

$24,037

Income Tax / yr

$2,103

Payback

—

True All-In Cost
Asking price$1,629,348
IMT — transfer tax (non-resident 7.5%)$122,201
Stamp duty (0.8%)$13,035
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,807,301

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$6.2M$4.7M$3.1M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.5M
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$61K
Total Position
$1.9M
+26%
4.7%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$132K
Total Position
$2.4M
+57%
4.6%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$309K
Total Position
$3.6M
+140%
4.5%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$547K
Total Position
$5.4M
+261%
4.4%/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
Weak
0.8% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Good
$152 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
22000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 22000 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
Yield of 0.8% is below 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.
0.8%
$1,054/mo
40% occ.
1.0%
$1,406/mo
43% occ.
1.1%
$1,514/mo
current
53% occ.
1.4%
$1,866/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.