Semi-detached house in Beco das Violetas, Balaia, Olhos de Água, Albufeira e Olhos de Água
Semi-detached house in Beco das Violetas, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 2Semi-detached house in Beco das Violetas, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 3Semi-detached house in Beco das Violetas, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 4Semi-detached house in Beco das Violetas, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Semi-detached house in Beco das Violetas, Balaia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€492,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.5%

True Gross Yield

38%

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: €36,917/yr
Average Daily Rate: €268
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 16.5 years
5-yr Capital Value: €646,481
10-yr Capital Value: €786,543
Brixfox Score: 65.5 / 100
Comparable Properties: 89
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€569,906

+15.8% over asking

Asking price€492,000
IMT — Property transfer tax (investment schedule)€27,190
IS — Stamp duty (0.8%)€3,936
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,380
Total acquisition costs€39,756
Renovation (est. €55/m² × 160 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,800
(€4,800–€12,800)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€569,906

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.5%

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: 2
Bathrooms: 3
Building: 160 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple swimming poolstraditional Algarve architecture

Score Breakdown

ROI
17.13
Visual Appeal
11.2
Ownership Security
13
Location
10.2
Land & Space
5.2
Rental Demand
3.78
Payback Speed
2
STR Suitability
3

Description

We present this cozy V2 duplex townhouse, located in a gated community, on the quiet Beco das Violetas, in Albufeira. This is a quiet residential area, composed of family homes, where comfort and privacy are evident, while still being just a few minutes from Santa Eulália Beach, renowned for its natural beauty and sur

Location

📍 37.0925°N, 8.2128°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Semi-detached house in Beco das Violetas, Balaia, Olhos de Água, Albufeira e Olhos de Água

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
160 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$121K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$2,262/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.7 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: good

Description

We present this cozy V2 duplex townhouse, located in a gated community, on the quiet Beco das Violetas, in Albufeira. This is a quiet residential area, composed of family homes, where comfort and privacy are evident, while still being just a few minutes from Santa Eulália Beach, renowned for its natural beauty and sur

Income Breakdown

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Nightly Rate (ADR)
$392/night
50% ($180)Brixfox estimate($392/night)200% ($721)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$27,138
Airbnb data$392/night · 38% occupancy
Rental income
$392/night · 38% occ.
$53,989
Running costs (20%)
Utilities, cleaning, maintenance
-$10,798
Income tax (10%)
Indonesian rental income tax
-$15,117
Property tax
Annual property tax
-$936
Net income
5.1% ROI
$27,138

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$534,783
IMT (transfer tax, investment schedule)$29,554
Imposto de Selo (stamp duty)$4,278
Notary & registration$1,359
Legal / due diligence$8,022
Total acquisition costs$43,213
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,565
($5,217–$13,913)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$617,289

Gross yield (asking)

10.1%

True gross yield (all-in)

8.7%

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.

$3.2M$2.4M$1.6M$800K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $492K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$599K
+22%
Rental Income
+$133K
Total Position
$731K
+49%
8.2%/yr
Year 10
Capital Value
$728K
+48%
Rental Income
+$286K
Total Position
$1.0M
+106%
7.5%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$671K
Total Position
$1.7M
+255%
6.5%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.2M
Total Position
$2.8M
+466%
5.9%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$360 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $360 — 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 38% — 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

30% occ.
5.4%
$2,425/mo
40% occ.
7.3%
$3,259/mo
38% occ.
6.9%
$3,071/mo
current
48% occ.
8.8%
$3,906/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.