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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)

11.4%

True Net Yield (Owner, all-in)

8.3%

True Net Yield (Managed, all-in)

13.6%

True Gross Yield

56%

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: €138,248/yr
Average Daily Rate: €671
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has countryside (+10%)
Payback Period: 11.7 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 80.3 / 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)

15.4%

True gross yield (all-in)

13.6%

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: 185 m²
Style: modern
Condition: new-build
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roofdark and light facade contrastintegrated outdoor fireplace/BBQ area

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5.7
Rental Demand
5.64
Payback Speed
5
STR Suitability
4

Description

Fantastic semi-detached 3+1 bedroom villa with swimming pool. The villa is located between Lagos and Alvor, ready to move in, a property that combines sophistication, comfort, and functionality in an excellent setting. Set in a quiet and privileged area, this villa benefits from proximity to all essential services an

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-66150 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$978,261
Ownership
Freehold
Bedrooms
4
Built area
185 m²
True net yield
8.6%
≈ $12,592/mo net after costs & tax
5-yr total return (net + appreciation)
14.5% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 80 · 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
View: countryside

Description

Fantastic semi-detached 3+1 bedroom villa with swimming pool. The villa is located between Lagos and Alvor, ready to move in, a property that combines sophistication, comfort, and functionality in an excellent setting. Set in a quiet and privileged area, this villa benefits from proximity to all essential services an

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)
$944/night
50% ($434)Brixfox estimate($944/night)200% ($1737)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$93,636
Likely range $56,182 – $131,090
Airbnb data$944/night · 56% occupancy
Rental income
$944/night · 56% occ.
$180,068
Running costs (20%)
Utilities, cleaning, maintenance
-$36,014
Income tax (10%)
Indonesian rental income tax
-$50,419
Property tax
Annual property tax
-$0
Net income
9.6% ROI
$93,636

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.7%
12.3%
Fully-managed
10.0%
8.6%
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

16.4%

Annual Revenue

$180,068

Income Tax / yr

$15,757

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.

$8.1M$6.1M$4.0M$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
+$457K
Total Position
$1.6M
+72%
11.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$988K
Total Position
$2.3M
+158%
9.9%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$2.3M
Total Position
$4.3M
+376%
8.1%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$4.1M
Total Position
$7.0M
+680%
7.1%/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
9.6% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$868 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.6% — outperforms most villas in this market
Premium nightly rate of $868 — 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 56% — 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

36% occ.
9.0%
$7,324/mo
46% occ.
11.4%
$9,334/mo
56% occ.
13.9%
$11,344/mo
current
66% occ.
16.4%
$13,353/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.