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Detached house in Monte Canelas, Mexilhoeira Grande
Detached house in Monte Canelas, Mexilhoeira Grande — image 2Detached house in Monte Canelas, Mexilhoeira Grande — image 3Detached house in Monte Canelas, Mexilhoeira Grande — image 4Detached house in Monte Canelas, Mexilhoeira Grande — image 5
Grade B+villamid-range

Detached house in Monte Canelas, Mexilhoeira Grande

Portimão · Western Algarve ·

€575,000

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

42%

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: €40,118/yr
Average Daily Rate: €260
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%)
Payback Period: 36.3 years
5-yr Capital Value: €666,583
10-yr Capital Value: €772,752
Brixfox Score: 66.1 / 100
Comparable Properties: 8
Data Confidence: 64%
Search Radius: 6 km

True Investment Cost

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

€664,315

+15.5% over asking

Asking price€575,000
IMT — Property transfer tax (investment schedule)€33,830
IS — Stamp duty (0.8%)€4,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,625
Total acquisition costs€48,305
Renovation (est. €55/m² × 212 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,660
(€6,360–€16,960)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€664,315

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.0%

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: 2
Bathrooms: 2
Building: 212 m²
Land: 1156 m²
Style: portuguese-traditional
Condition: good
Year Built: 1990
Energy Certificate: b-
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced gardentraditional Portuguese architectureprivate pool area

Score Breakdown

ROI
10.66
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.23
Payback Speed
1
STR Suitability
4

Description

House with 1,156 m² Lot — Space, Comfort, and Tranquility An excellent house situated on a spacious 1,156 m² lot, ideal for those seeking privacy, comfort, and a connection with nature in a calm and pleasant setting. The house features: • 2 master suites with en-suite bathrooms; • A spacious and bright living room w

Location

📍 37.2034°N, 8.5943°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 Monte Canelas, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-66121 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$625,000
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
212 m²
Land
1156 m²
True net yield
2.8%
≈ $3,105/mo net after costs & tax
5-yr total return (net + appreciation)
9.3% / yr avg
Payback in ~36 yrs from rent
Brixfox Score 66 · 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: 1990
Energy: b-
Condition: good
View: countryside

Description

House with 1,156 m² Lot — Space, Comfort, and Tranquility An excellent house situated on a spacious 1,156 m² lot, ideal for those seeking privacy, comfort, and a connection with nature in a calm and pleasant setting. The house features: • 2 master suites with en-suite bathrooms; • A spacious and bright living room w

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)
$366/night
50% ($168)Brixfox estimate($366/night)200% ($673)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Indicative
Yearly income
$27,151
Likely range $16,290 – $38,011
Airbnb data$366/night · 42% occupancy
Rental income
$366/night · 42% occ.
$52,213
Running costs (20%)
Utilities, cleaning, maintenance
-$10,443
Income tax (10%)
Indonesian rental income tax
-$14,620
Property tax
Annual property tax
-$0
Net income
4.3% ROI
$27,151

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.8%

on all-in cost of $713,911

Scenario
Pre-tax
After-tax
Owner-managed
5.2%
4.6%
Fully-managed
3.4%
2.8%
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

7.3%

Annual Revenue

$52,213

Income Tax / yr

$4,568

Payback

36 yrs

True All-In Cost
Asking price$625,000
IMT — transfer tax (non-resident 7.5%)$46,875
Stamp duty (0.8%)$5,000
Notary + registry$2,174
Legal$7,688
Furnishing + STR launch$27,174
All-in cost$713,911

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.5M$2.6M$1.8M$878K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $575K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$700K
+22%
Rental Income
+$133K
Total Position
$832K
+45%
7.7%/yr
Year 10
Capital Value
$851K
+48%
Rental Income
+$286K
Total Position
$1.1M
+98%
7.1%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$671K
Total Position
$1.9M
+236%
6.2%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.2M
Total Position
$3.1M
+431%
5.7%/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
4.3% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$336 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1156 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $336 — positioned in the top tier
Generous 1156 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 4.3% 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%
$2,335/mo
40% occ.
6.0%
$3,113/mo
42% occ.
6.3%
$3,289/mo
current
52% occ.
7.8%
$4,068/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.