Terraced house, aldeia das açoteias, 255, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água
Grade B+villamid-range

Terraced house, aldeia das açoteias, 255, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€280,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €27,877/yr
Average Daily Rate: €126
Payback Period: 12.6 years
5-yr Capital Value: €367,916
10-yr Capital Value: €447,626
Brixfox Score: 68 / 100
Comparable Properties: 42
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.

€324,487

+15.9% over asking

Asking price€280,000
IMT — Property transfer tax (investment schedule)€10,597
IS — Stamp duty (0.8%)€2,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,200
Total acquisition costs€18,287
Renovation (est. €55/m² × 40 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,200
(€1,200–€3,200)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,000
All-in investment (incl. renovation & furnishing)€324,487

Gross yield (asking price)

10.0%

True gross yield (all-in)

8.6%

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: 1
Building: 40 m²
Style: portuguese-traditional
Condition: good
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

mature pine treesmultiple white-washed bungalows

Score Breakdown

ROI
19.98
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
2.8
Rental Demand
6.04
Payback Speed
3
STR Suitability
3

Description

Nestled in the charming Aldeia das Açoteias — between Albufeira and Vilamoura — this fully refurbished T1+1 apartment, renovated in 2025, harmoniously blends nature, tranquility, and proximity to the sea. The location offers easy access to Falésia Beach, considered in 2024 as the “best beach in the world” by Tripadvi

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
Terraced house, aldeia das açoteias, 255, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água
Idealista.pt
Source verified

Terraced house, aldeia das açoteias, 255, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-7472
Ownership
Freehold
Bedrooms
1
Built area
40 m²
True net yield
12.2%
≈ $2,172/mo net after costs & tax
Brixfox Score 68 · B+

Property details

Condition: good

Description

Nestled in the charming Aldeia das Açoteias — between Albufeira and Vilamoura — this fully refurbished T1+1 apartment, renovated in 2025, harmoniously blends nature, tranquility, and proximity to the sea. The location offers easy access to Falésia Beach, considered in 2024 as the “best beach in the world” by Tripadvi

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$182/night
50% ($84)Brixfox estimate($182/night)200% ($335)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$20,854
Airbnb data$182/night · 60% occupancy
Rental income
$182/night · 60% occ.
$40,103
Running costs (20%)
Utilities, cleaning, maintenance
-$8,021
Income tax (10%)
Indonesian rental income tax
-$11,229
Property tax
Annual property tax
-$0
Net income
6.9% ROI
$20,854

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

—

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
7.9%
—
Fully-managed
7.9%
—
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

12.2%

Annual Revenue

$40,103

Income Tax / yr

—

Payback

13 yrs

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$2.1M$1.6M$1.0M$524K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $280K
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 13: 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
$341K
+22%
Rental Income
+$102K
Total Position
$443K
+58%
9.6%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$220K
Total Position
$634K
+127%
8.5%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$516K
Total Position
$1.1M
+303%
7.2%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$913K
Total Position
$1.8M
+550%
6.4%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.9% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Good
$167 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
6.2%
$1,565/mo
50% occ.
7.7%
$1,952/mo
60% occ.
9.2%
$2,339/mo
current
70% occ.
10.8%
$2,727/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$304,348
12.2%
Net yield
View original listing
Source verified · Idealista.pt · listed 1 May 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.