Detached house in Centro da Cidade, Albufeira e Olhos de Água
Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 2Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 3Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 4Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.9M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

18%

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: €41,299/yr
Average Daily Rate: €623
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 85.2 years
5-yr Capital Value: €3.7M
10-yr Capital Value: €4.6M
Brixfox Score: 64 / 100
Comparable Properties: 3
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€3.2M

+12.0% over asking

Asking price€2.9M
IMT — Property transfer tax (investment schedule)€213,750
IS — Stamp duty (0.8%)€22,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€42,750
Total acquisition costs€280,550
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€3.2M

Gross yield (asking price)

1.4%

True gross yield (all-in)

1.3%

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: 500 m²
Land: 1378 m²
Style: modern
Condition: new-build
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cantilevered upper floorvertical slat facade accentsintegrated swimming poollarge glass panels

Score Breakdown

ROI
8.71
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
11.67
Rental Demand
1.81
Payback Speed
0
STR Suitability
3

Description

Detached 3+1 Bedroom Villa in Albufeira Just 2 km from the best beaches in Albufeira, fall in love with this villa set on a 1,378 m² plot, with a gross construction area of around 500 m², spread over 3 floors. On the ground floor, it features a spacious 80 m² living room that opens onto the outdoor garden and pool ar

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Sortami - Mediação Imobiliária →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
500 m²
Land Plot
1378 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+5.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$702K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$2,166/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: A+
Condition: new-build

Description

Detached 3+1 Bedroom Villa in Albufeira Just 2 km from the best beaches in Albufeira, fall in love with this villa set on a 1,378 m² plot, with a gross construction area of around 500 m², spread over 3 floors. On the ground floor, it features a spacious 80 m² living room that opens onto the outdoor garden and pool ar

Income Breakdown

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Nightly Rate (ADR)
$912/night
50% ($420)Brixfox estimate($912/night)200% ($1678)
Occupancy
18%
10%Brixfox estimate(18%)100%

Short-Term Rental

Yearly income
$25,994
Airbnb data$912/night · 18% occupancy
Rental income
$912/night · 18% occ.
$60,413
Running costs (20%)
Utilities, cleaning, maintenance
-$12,083
Income tax (10%)
Indonesian rental income tax
-$16,916
Property tax
Annual property tax
-$5,421
Net income
0.8% ROI
$25,994

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$3,097,826
IMT (transfer tax, investment schedule)$232,337
Imposto de Selo (stamp duty)$24,783
Notary & registration$1,359
Legal / due diligence$46,467
Total acquisition costs$304,946
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$3,468,152

Gross yield (asking)

2.0%

True gross yield (all-in)

1.7%

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.

$11.9M$9.0M$6.0M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.9M
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.5M
+22%
Rental Income
+$127K
Total Position
$3.6M
+26%
4.8%/yr
Year 10
Capital Value
$4.2M
+48%
Rental Income
+$274K
Total Position
$4.5M
+58%
4.7%/yr
Year 20
Capital Value
$6.2M
+119%
Rental Income
+$643K
Total Position
$6.9M
+142%
4.5%/yr
Year 30
Capital Value
$9.2M
+224%
Rental Income
+$1.1M
Total Position
$10.4M
+264%
4.4%/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
Weak
0.8% annual return
Occupancy
Weak
18% average occupancy
Nightly Rate
Strong
$839 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1378 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $839 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1378 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% 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

30% occ.
2.1%
$5,374/mo
40% occ.
2.8%
$7,315/mo
18% occ.
1.2%
$3,073/mo
current
28% occ.
1.9%
$5,014/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.