Detached house in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
Detached house in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 2Detached house in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 3Detached house in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 4Detached house in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

Detached house in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.5M

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.5%

True Gross Yield

31%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €69,044/yr
Average Daily Rate: €606
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 45.1 years
5-yr Capital Value: €3.3M
10-yr Capital Value: €4.0M
Brixfox Score: 63 / 100
Comparable Properties: 18
Data Confidence: 70%
Search Radius: 6 km

True Investment Cost

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

€2.8M

+12.7% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€187,500
IS — Stamp duty (0.8%)€20,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€37,500
Total acquisition costs€246,250
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

2.8%

True gross yield (all-in)

2.5%

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: 5
Bathrooms: 4
Building: 419 m²
Land: 528 m²
Style: modern
Condition: new-build
Year Built: 1993
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poollarge glass facadesopen-plan livingmodern outdoor lounge areasolar panels

Score Breakdown

ROI
10.17
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
9.68
Rental Demand
3.12
Payback Speed
0
STR Suitability
3

Description

Virtual Tour | Video This majestic south-facing villa, recently extended with a heated swimming pool, garage, garden, panoramic sea views and flooded with natural light, is located in a exclusive area, within walking distance of a magnificent beach and several renowned restaurants, and a few minutes' drive from the mar

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

View on Kaiser Properties →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 1.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$615K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.7%
$3,939/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
57.5 yr
Rental only

Property details

Year built: 1993
Energy: A+
Condition: new-build

Description

Virtual Tour | Video This majestic south-facing villa, recently extended with a heated swimming pool, garage, garden, panoramic sea views and flooded with natural light, is located in a exclusive area, within walking distance of a magnificent beach and several renowned restaurants, and a few minutes' drive from the mar

Income Breakdown

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Nightly Rate (ADR)
$879/night
50% ($404)Brixfox estimate($879/night)200% ($1617)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$47,267
Airbnb data$879/night · 31% occupancy
Rental income
$879/night · 31% occ.
$100,042
Running costs (20%)
Utilities, cleaning, maintenance
-$20,008
Income tax (10%)
Indonesian rental income tax
-$28,012
Property tax
Annual property tax
-$4,755
Net income
1.7% ROI
$47,267

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$2,717,391
IMT (transfer tax, investment schedule)$203,804
Imposto de Selo (stamp duty)$21,739
Notary & registration$1,359
Legal / due diligence$40,761
Total acquisition costs$267,663
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$3,060,054

Gross yield (asking)

3.7%

True gross yield (all-in)

3.3%

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.

$11.7M$8.8M$5.9M$2.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.5M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.0M
+22%
Rental Income
+$231K
Total Position
$3.3M
+31%
5.5%/yr
Year 10
Capital Value
$3.7M
+48%
Rental Income
+$499K
Total Position
$4.2M
+68%
5.3%/yr
Year 20
Capital Value
$5.5M
+119%
Rental Income
+$1.2M
Total Position
$6.6M
+166%
5.0%/yr
Year 30
Capital Value
$8.1M
+224%
Rental Income
+$2.1M
Total Position
$10.2M
+307%
4.8%/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
1.7% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$808 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
528 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $808 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 528 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.7% 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.
2.3%
$5,215/mo
40% occ.
3.1%
$7,086/mo
31% occ.
2.4%
$5,440/mo
current
41% occ.
3.2%
$7,310/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.