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Detached house in Rua Alto das Sesmarias, Sesmarias - Telheiro - Penina, Alvor
Detached house in Rua Alto das Sesmarias, Sesmarias - Telheiro - Penina, Alvor — image 2Detached house in Rua Alto das Sesmarias, Sesmarias - Telheiro - Penina, Alvor — image 3Detached house in Rua Alto das Sesmarias, Sesmarias - Telheiro - Penina, Alvor — image 4Detached house in Rua Alto das Sesmarias, Sesmarias - Telheiro - Penina, Alvor — image 5
Grade Bvillaluxury

Detached house in Rua Alto das Sesmarias, Sesmarias - Telheiro - Penina, Alvor

Portimão · Western Algarve ·

€3.5M

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

57%

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: €95,502/yr
Average Daily Rate: €456
+8.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 102.6 years
5-yr Capital Value: €4.1M
10-yr Capital Value: €4.7M
Brixfox Score: 58.3 / 100
Comparable Properties: 6
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€3.9M

+11.5% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€3.9M

Gross yield (asking price)

2.7%

True gross yield (all-in)

2.4%

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: 575 m²
Land: 1070 m²
Style: contemporary
Condition: new-build
Year Built: 2026
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern facade with classical cornicesintegrated kitchen dining areaexposed brick accent wall in kitchenglass-enclosed shower/sauna

Score Breakdown

ROI
3.88
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
10.48
Rental Demand
5.73
Payback Speed
0
STR Suitability
4

Description

Discover this extraordinary charming villa located in one of the best locations in Alvor, where luxury, comfort and privacy come together in a contemporary Mediterranean architecture project, designed in detail to provide a unique living experience. Still in the final stages of construction, this property offers the op

Location

📍 37.1549°N, 8.5637°W

· Portimão, Algarve, Portugal

Visit Villas Key →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

Detached house in Rua Alto das Sesmarias, Sesmarias - Telheiro - Penina, Alvor

Portimão · Western Algarve · Ref BF-66080 Source verified · Villas Key · listed 2 Jun 2026
Asking price · Freehold
$3,804,348
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
575 m²
Land
1070 m²
True net yield
1.0%
≈ $6,695/mo net after costs & tax
5-yr total return (net + appreciation)
6.6% / yr avg
Payback in ~103 yrs from rent
Brixfox Score 58 · 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

Finding Airbnb comps...

Property details

Year built: 2026
Energy: A
Condition: new-build

Description

Discover this extraordinary charming villa located in one of the best locations in Alvor, where luxury, comfort and privacy come together in a contemporary Mediterranean architecture project, designed in detail to provide a unique living experience. Still in the final stages of construction, this property offers the op

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)
$642/night
50% ($295)Brixfox estimate($642/night)200% ($1181)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$64,665
Likely range $38,799 – $90,530
Airbnb data$642/night · 57% occupancy
Rental income
$642/night · 57% occ.
$124,355
Running costs (20%)
Utilities, cleaning, maintenance
-$24,871
Income tax (10%)
Indonesian rental income tax
-$34,820
Property tax
Annual property tax
-$0
Net income
1.7% ROI
$64,665

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.0%

on all-in cost of $4,162,826

Scenario
Pre-tax
After-tax
Owner-managed
1.9%
1.7%
Fully-managed
1.2%
1.0%
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

3.0%

Annual Revenue

$124,355

Income Tax / yr

$10,882

Payback

—

True All-In Cost
Asking price$3,804,348
IMT — transfer tax (non-resident 7.5%)$285,326
Stamp duty (0.8%)$30,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,162,826

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$16.3M$12.2M$8.2M$4.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.5M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+22%
Rental Income
+$316K
Total Position
$4.6M
+31%
5.5%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$682K
Total Position
$5.9M
+68%
5.3%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$1.6M
Total Position
$9.3M
+165%
5.0%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$2.8M
Total Position
$14.2M
+305%
4.8%/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
Weak
1.7% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$591 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1070 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $591 — positioned in the top tier
Generous 1070 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 1.7% 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

37% occ.
1.6%
$5,101/mo
47% occ.
2.0%
$6,468/mo
57% occ.
2.5%
$7,834/mo
current
67% occ.
2.9%
$9,201/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.