House in Praia da Falésia, Albufeira e Olhos de Água
House in Praia da Falésia, Albufeira e Olhos de Água — image 2House in Praia da Falésia, Albufeira e Olhos de Água — image 3House in Praia da Falésia, Albufeira e Olhos de Água — image 4House in Praia da Falésia, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

House in Praia da Falésia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.8M

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

28%

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: €80,762/yr
Average Daily Rate: €779
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 27.1 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.8M
Brixfox Score: 67.7 / 100
Comparable Properties: 4
Data Confidence: 67%
Search Radius: 3 km

True Investment Cost

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

€2.0M

+12.2% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€131,250
IS — Stamp duty (0.8%)€14,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,250
Total acquisition costs€172,750
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)€2.0M

Gross yield (asking price)

4.6%

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: 4
Bathrooms: 4
Building: 327 m²
Land: 1450 m²
Style: contemporary
Condition: excellent
Year Built: 1991
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered-outdoor-dining-areaprivate-pool-area

Score Breakdown

ROI
13.47
Visual Appeal
13.2
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
2.84
Payback Speed
0
STR Suitability
3

Description

A modern four bedroom villa for sale with a private swimming pool in Olhos de Água, a charming Portuguese fishing town in the heart of the Algarve. Situated on the edge of Albufeira, it is just a few minutes walk from Praia da Falésia - a beautiful beach with soft golden sands and warm ocean waters. Fully renovated, t

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Ideal Homes Portugal →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

House in Praia da Falésia, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
327 m²
Land Plot
1450 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$431K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$4,779/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
33.2 yr
Rental only

Property details

Year built: 1991
Energy: B
Condition: excellent

Description

A modern four bedroom villa for sale with a private swimming pool in Olhos de Água, a charming Portuguese fishing town in the heart of the Algarve. Situated on the edge of Albufeira, it is just a few minutes walk from Praia da Falésia - a beautiful beach with soft golden sands and warm ocean waters. Fully renovated, t

Income Breakdown

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Nightly Rate (ADR)
$1,126/night
50% ($518)Brixfox estimate($1,126/night)200% ($2071)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$57,349
Airbnb data$1,126/night · 28% occupancy
Rental income
$1,126/night · 28% occ.
$116,688
Running costs (20%)
Utilities, cleaning, maintenance
-$23,338
Income tax (10%)
Indonesian rental income tax
-$32,673
Property tax
Annual property tax
-$3,329
Net income
3.0% ROI
$57,349

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$1,902,174
IMT (transfer tax, investment schedule)$142,663
Imposto de Selo (stamp duty)$15,217
Notary & registration$1,359
Legal / due diligence$28,533
Total acquisition costs$187,772
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$2,131,304

Gross yield (asking)

6.1%

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.

$9.4M$7.1M$4.7M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 24: 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
$2.1M
+22%
Rental Income
+$280K
Total Position
$2.4M
+38%
6.6%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$605K
Total Position
$3.2M
+83%
6.2%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$1.4M
Total Position
$5.3M
+200%
5.6%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$2.5M
Total Position
$8.2M
+368%
5.3%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.0% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Strong
$1036 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1450 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1036 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1450 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.0% 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.
4.4%
$6,913/mo
40% occ.
5.9%
$9,310/mo
28% occ.
4.1%
$6,529/mo
current
38% occ.
5.6%
$8,926/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.