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Terraced house in Rua Projectada à Caldeira do Moinho, 34, Boavista, Portimão
Terraced house in Rua Projectada à Caldeira do Moinho, 34, Boavista, Portimão — image 2Terraced house in Rua Projectada à Caldeira do Moinho, 34, Boavista, Portimão — image 3Terraced house in Rua Projectada à Caldeira do Moinho, 34, Boavista, Portimão — image 4Terraced house in Rua Projectada à Caldeira do Moinho, 34, Boavista, Portimão — image 5
Grade Avillamid-range

Terraced house in Rua Projectada à Caldeira do Moinho, 34, Boavista, Portimão

Portimão · Western Algarve ·

€550,000

Asking Price (EUR)

13.5%

True Net Yield (Owner, all-in)

9.8%

True Net Yield (Managed, all-in)

16.2%

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: €104,822/yr
Average Daily Rate: €503
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has city (+10%)
Payback Period: 9.7 years
5-yr Capital Value: €637,601
10-yr Capital Value: €739,154
Brixfox Score: 77.9 / 100
Comparable Properties: 5
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.

€648,925

+18.0% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €55/m² × 239 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,145
(€7,170–€19,120)
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)€648,925

Gross yield (asking price)

19.1%

True gross yield (all-in)

16.2%

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: 3
Building: 239 m²
Style: portuguese-traditional
Condition: good
Year Built: 1997
Energy Certificate: D
Private Pool
city

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tilesmultiple balconies

Score Breakdown

ROI
25
Visual Appeal
9.8
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
5.71
Payback Speed
5
STR Suitability
4

Description

House with 4 bedrooms, versatile and spacious, located in the quiet area of Caldeira do Moinho, in Portimão, in a strategic location in the Algarve, a few minutes from the center, beaches, and main road access. This property stands out for its amplitude and the potential for creating various investment possibilities, m

Location

📍 37.1457°N, 8.5379°W

· Portimão, Algarve, Portugal

View this property on Arnaut Consultores →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 5 of 5

Terraced house in Rua Projectada à Caldeira do Moinho, 34, Boavista, Portimão

Portimão · Western Algarve · Ref BF-65916 Source verified · Arnaut Consultores · listed 3 Jun 2026
Asking price · Freehold
$597,826
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
239 m²
True net yield
10.4%
≈ $9,537/mo net after costs & tax
5-yr total return (net + appreciation)
16.8% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 78 · 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: 1997
Energy: D
Condition: good
View: city

Description

House with 4 bedrooms, versatile and spacious, located in the quiet area of Caldeira do Moinho, in Portimão, in a strategic location in the Algarve, a few minutes from the center, beaches, and main road access. This property stands out for its amplitude and the potential for creating various investment possibilities, m

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)
$709/night
50% ($326)Brixfox estimate($709/night)200% ($1304)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$71,142
Likely range $42,686 – $99,599
Airbnb data$709/night · 57% occupancy
Rental income
$709/night · 57% occ.
$136,812
Running costs (20%)
Utilities, cleaning, maintenance
-$27,362
Income tax (10%)
Indonesian rental income tax
-$38,307
Property tax
Annual property tax
-$0
Net income
11.9% ROI
$71,142

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

10.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
16.7%
15.0%
Fully-managed
12.1%
10.4%
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

20.0%

Annual Revenue

$136,812

Income Tax / yr

$11,971

Payback

10 yrs

True All-In Cost
Asking price$597,826
IMT — transfer tax (non-resident 7.5%)$44,837
Stamp duty (0.8%)$4,783
Notary + registry$2,174
Legal$7,353
Furnishing + STR launch$27,174
All-in cost$684,147

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$347K
Total Position
$1.0M
+85%
13.1%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$750K
Total Position
$1.6M
+184%
11.0%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.8M
Total Position
$3.0M
+439%
8.8%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$3.1M
Total Position
$4.9M
+790%
7.6%/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
Strong
11.9% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$652 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.9% — outperforms most villas in this market
Premium nightly rate of $652 — positioned in the top tier
Freehold ownership — maximum long-term security

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.
11.2%
$5,600/mo
47% occ.
14.3%
$7,110/mo
57% occ.
17.3%
$8,619/mo
current
67% occ.
20.3%
$10,128/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.