Semi-detached house in Beco Ataíde Oliveira, 5 f, Montechoro, Albufeira e Olhos de Água
Semi-detached house in Beco Ataíde Oliveira, 5 f, Montechoro, Albufeira e Olhos de Água — image 2Semi-detached house in Beco Ataíde Oliveira, 5 f, Montechoro, Albufeira e Olhos de Água — image 3Semi-detached house in Beco Ataíde Oliveira, 5 f, Montechoro, Albufeira e Olhos de Água — image 4Semi-detached house in Beco Ataíde Oliveira, 5 f, Montechoro, Albufeira e Olhos de Água — image 5
Grade Bvillamid-range

Semi-detached house in Beco Ataíde Oliveira, 5 f, Montechoro, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€460,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

32%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €21,529/yr
Average Daily Rate: €186
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 26.4 years
5-yr Capital Value: €604,433
10-yr Capital Value: €735,385
Brixfox Score: 59.4 / 100
Comparable Properties: 52
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€528,590

+14.9% over asking

Asking price€460,000
IMT — Property transfer tax (investment schedule)€24,630
IS — Stamp duty (0.8%)€3,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,900
Total acquisition costs€36,460
Renovation (est. €55/m² × 96 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,280
(€2,880–€7,680)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€528,590

Gross yield (asking price)

4.7%

True gross yield (all-in)

4.1%

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: 96 m²
Land: 143 m²
Style: portuguese-traditional
Condition: good
Year Built: 1996
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled roof accentswhite picket fenceprivate outdoor patio with dining areaartificial grass lawn

Score Breakdown

ROI
13.6
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
4.27
Rental Demand
3.17
Payback Speed
0
STR Suitability
3

Description

Two-bedroom semi-detached house for sale, offering excellent features and an ideal setting for comfortable living in a peaceful environment. The property comprises two bedrooms with balconies, both equipped with air conditioning, two bathrooms, a comfortable living room with fireplace and air conditioning, and a pract

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Semi-detached house in Beco Ataíde Oliveira, 5 f, Montechoro, Albufeira e Olhos de Água

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
96 m²
Land Plot
143 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.1% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$113K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$1,292/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
32.3 yr
Rental only

Property details

Year built: 1996
Energy: E
Condition: good

Description

Two-bedroom semi-detached house for sale, offering excellent features and an ideal setting for comfortable living in a peaceful environment. The property comprises two bedrooms with balconies, both equipped with air conditioning, two bathrooms, a comfortable living room with fireplace and air conditioning, and a pract

Income Breakdown

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Nightly Rate (ADR)
$272/night
50% ($125)Brixfox estimate($272/night)200% ($501)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$15,503
Airbnb data$272/night · 32% occupancy
Rental income
$272/night · 32% occ.
$31,496
Running costs (20%)
Utilities, cleaning, maintenance
-$6,299
Income tax (10%)
Indonesian rental income tax
-$8,819
Property tax
Annual property tax
-$875
Net income
3.1% ROI
$15,503

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$500,000
IMT (transfer tax, investment schedule)$26,772
Imposto de Selo (stamp duty)$4,000
Notary & registration$1,359
Legal / due diligence$7,500
Total acquisition costs$39,630
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,739
($3,130–$8,348)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$572,380

Gross yield (asking)

6.3%

True gross yield (all-in)

5.5%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$2.5M$1.9M$1.2M$624K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $460K
Capital appreciation
Property value growing at +4%/yr based on Albufeira 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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$560K
+22%
Rental Income
+$76K
Total Position
$635K
+38%
6.7%/yr
Year 10
Capital Value
$681K
+48%
Rental Income
+$164K
Total Position
$844K
+84%
6.3%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$383K
Total Position
$1.4M
+202%
5.7%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$679K
Total Position
$2.2M
+372%
5.3%/yr

Location

Albufeira

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.1% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$250 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
143 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $250 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.1% 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.
4.0%
$1,665/mo
40% occ.
5.4%
$2,244/mo
32% occ.
4.2%
$1,764/mo
current
42% occ.
5.6%
$2,344/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.