Detached house in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água
Detached house in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 2Detached house in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 3Detached house in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 4Detached house in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

Detached house in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€850,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €89,229/yr
Average Daily Rate: €484
Payback Period: 11.9 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 78 / 100
Comparable Properties: 15
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€961,850

+13.2% over asking

Asking price€850,000
IMT — Property transfer tax (investment schedule)€51,000
IS — Stamp duty (0.8%)€6,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,750
Total acquisition costs€71,800
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)€961,850

Gross yield (asking price)

10.5%

True gross yield (all-in)

9.3%

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: 3
Building: 170 m²
Land: 660 m²
Style: contemporary
Condition: excellent
Energy Certificate: F
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolopen-plan living/kitchen areamodern white kitchen

Score Breakdown

ROI
20.72
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.05
Payback Speed
4
STR Suitability
3

Description

Be enchanted by this fully renovated villa in a prime location. It features a spacious open-plan living and dining room with a kitchen filled with natural light, thanks to its high ceilings. The choice of materials and the built-in lighting further enhance its appeal. The property includes two en-suite bedrooms and t

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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

Detached house in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
170 m²
Land Plot
660 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$209K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$5,458/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.1 yr
Rental only

Property details

Energy: F
Condition: excellent

Description

Be enchanted by this fully renovated villa in a prime location. It features a spacious open-plan living and dining room with a kitchen filled with natural light, thanks to its high ceilings. The choice of materials and the built-in lighting further enhance its appeal. The property includes two en-suite bedrooms and t

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$701/night
50% ($322)Brixfox estimate($701/night)200% ($1289)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$65,493
Airbnb data$701/night · 50% occupancy
Rental income
$701/night · 50% occ.
$129,058
Running costs (20%)
Utilities, cleaning, maintenance
-$25,812
Income tax (10%)
Indonesian rental income tax
-$36,136
Property tax
Annual property tax
-$1,617
Net income
7.1% ROI
$65,493

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$923,913
IMT (transfer tax, investment schedule)$55,435
Imposto de Selo (stamp duty)$7,391
Notary & registration$1,359
Legal / due diligence$13,859
Total acquisition costs$78,043
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,043,315

Gross yield (asking)

14.0%

True gross yield (all-in)

12.4%

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.

$6.5M$4.9M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $850K
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 12: 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
$1.0M
+22%
Rental Income
+$320K
Total Position
$1.4M
+59%
9.8%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$691K
Total Position
$1.9M
+129%
8.7%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.6M
Total Position
$3.5M
+310%
7.3%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$2.9M
Total Position
$5.6M
+562%
6.5%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$645 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
660 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $645 — positioned in the top tier
Generous 660 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
Occupancy at 50% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.7%
$4,410/mo
40% occ.
7.7%
$5,902/mo
50% occ.
9.6%
$7,394/mo
current
60% occ.
11.5%
$8,886/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.