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Semi-detached house in Rua 25 de Abril, 9, Figueira, Mexilhoeira Grande
Grade Bvillabudget

Semi-detached house in Rua 25 de Abril, 9, Figueira, Mexilhoeira Grande

Portimão · Western Algarve ·

€380,000

Asking Price (EUR)

7.3%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

9.7%

True Gross Yield

59%

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: €42,081/yr
Average Daily Rate: €196
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 21.2 years
5-yr Capital Value: €440,524
10-yr Capital Value: €510,688
Brixfox Score: 62.1 / 100
Comparable Properties: 5
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€432,240

+13.7% over asking

Asking price€380,000
IMT — Property transfer tax (investment schedule)€18,230
IS — Stamp duty (0.8%)€3,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,700
Total acquisition costs€28,220
Renovation (est. €55/m² × 94 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,170
(€2,820–€7,520)
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)€432,240

Gross yield (asking price)

11.1%

True gross yield (all-in)

9.7%

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
Building: 94 m²
Style: portuguese-traditional
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
17.16
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
3.88
Rental Demand
5.87
Payback Speed
3
STR Suitability
4

Description

A charming house with a lovely garden, offering a welcoming and functional space, ideal for those seeking a home in the beautiful Algarve region. The house features a bright living room and two bedrooms, a bathroom, as well as a spacious kitchen and sunroom that provide access to the patio, with a barbecue and dining

Location

📍 37.1641°N, 8.6015°W

· Portimão, Algarve, Portugal

Listed via Idealista.pt
2-bedroom freehold villa in Portimão — photo 1 of 1
Idealista.pt

Semi-detached house in Rua 25 de Abril, 9, Figueira, Mexilhoeira Grande

Portimão · Western Algarve · Ref BF-66156 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$413,043
Ownership
Freehold
Bedrooms
2
Built area
94 m²
True net yield
4.7%
≈ $3,426/mo net after costs & tax
5-yr total return (net + appreciation)
11.8% / yr avg
Payback in ~21 yrs from rent
Brixfox Score 62 · 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

Condition: good

Description

A charming house with a lovely garden, offering a welcoming and functional space, ideal for those seeking a home in the beautiful Algarve region. The house features a bright living room and two bedrooms, a bathroom, as well as a spacious kitchen and sunroom that provide access to the patio, with a barbecue and dining

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)
$276/night
50% ($127)Brixfox estimate($276/night)200% ($508)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$28,488
Likely range $17,092 – $39,884
Airbnb data$276/night · 59% occupancy
Rental income
$276/night · 59% occ.
$54,785
Running costs (20%)
Utilities, cleaning, maintenance
-$10,957
Income tax (10%)
Indonesian rental income tax
-$15,340
Property tax
Annual property tax
-$0
Net income
6.9% ROI
$28,488

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.5%
7.5%
Fully-managed
5.7%
4.7%
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

11.4%

Annual Revenue

$54,785

Income Tax / yr

$4,793

Payback

21 yrs

True All-In Cost
Asking price$413,043
IMT — transfer tax (non-resident 7.5%)$30,978
Stamp duty (0.8%)$3,304
Notary + registry$2,174
Legal$5,080
Furnishing + STR launch$27,174
All-in cost$481,754

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.9M$2.1M$1.4M$713K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $380K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$462K
+22%
Rental Income
+$139K
Total Position
$601K
+58%
9.6%/yr
Year 10
Capital Value
$562K
+48%
Rental Income
+$300K
Total Position
$863K
+127%
8.5%/yr
Year 20
Capital Value
$833K
+119%
Rental Income
+$704K
Total Position
$1.5M
+304%
7.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.2M
Total Position
$2.5M
+552%
6.5%/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
Good
6.9% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$254 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $254 — 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 59% — 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

39% occ.
6.6%
$2,276/mo
49% occ.
8.3%
$2,863/mo
59% occ.
10.0%
$3,451/mo
current
69% occ.
11.7%
$4,039/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.