Detached house in Centro da Cidade, Albufeira e Olhos de Água
Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 2Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 3Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 4Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€5.0M

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

56%

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: €163,649/yr
Average Daily Rate: €794
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 37.8 years
5-yr Capital Value: €6.5M
10-yr Capital Value: €7.9M
Brixfox Score: 69.8 / 100
Comparable Properties: 6
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€5.5M

+11.3% over asking

Asking price€5.0M
IMT — Property transfer tax (investment schedule)€371,250
IS — Stamp duty (0.8%)€39,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€74,250
Total acquisition costs€486,350
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)€5.5M

Gross yield (asking price)

3.3%

True gross yield (all-in)

3.0%

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: 5
Building: 590 m²
Land: 1130 m²
Style: modern
Condition: excellent
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolsea viewmodern architectural designpalm trees

Score Breakdown

ROI
10.77
Visual Appeal
16.6
Ownership Security
13
Location
10.2
Land & Space
10.55
Rental Demand
5.65
Payback Speed
0
STR Suitability
3

Description

Video | Virtual Tour | Homestaging This magnificent villa with modern architecture and a fabulous 360-degree view over land and ocean is located in an exclusive area of Albufeira, mere steps from the nearest beach, and a 5min drive from the prestigious Marina of Albufeira with its range of amenities such as restaurants

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
590 m²
Land Plot
1130 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$1.2M in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$9,461/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
47.4 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

Video | Virtual Tour | Homestaging This magnificent villa with modern architecture and a fabulous 360-degree view over land and ocean is located in an exclusive area of Albufeira, mere steps from the nearest beach, and a 5min drive from the prestigious Marina of Albufeira with its range of amenities such as restaurants

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,147/night
50% ($528)Brixfox estimate($1,147/night)200% ($2110)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$113,527
Airbnb data$1,147/night · 56% occupancy
Rental income
$1,147/night · 56% occ.
$236,429
Running costs (20%)
Utilities, cleaning, maintenance
-$47,286
Income tax (10%)
Indonesian rental income tax
-$66,200
Property tax
Annual property tax
-$9,416
Net income
2.1% ROI
$113,527

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$5,380,435
IMT (transfer tax, investment schedule)$403,533
Imposto de Selo (stamp duty)$43,043
Notary & registration$1,359
Legal / due diligence$80,707
Total acquisition costs$528,641
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$5,984,076

Gross yield (asking)

4.4%

True gross yield (all-in)

4.0%

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.

$24.2M$18.1M$12.1M$6.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $5.0M
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 30: rental income alone has repaid the full purchase price.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$6.0M
+22%
Rental Income
+$555K
Total Position
$6.6M
+33%
5.8%/yr
Year 10
Capital Value
$7.3M
+48%
Rental Income
+$1.2M
Total Position
$8.5M
+72%
5.6%/yr
Year 20
Capital Value
$10.8M
+119%
Rental Income
+$2.8M
Total Position
$13.7M
+176%
5.2%/yr
Year 30
Capital Value
$16.1M
+224%
Rental Income
+$5.0M
Total Position
$21.0M
+325%
4.9%/yr

Location

Albufeira

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$1055 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1055 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1130 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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

36% occ.
1.8%
$8,125/mo
46% occ.
2.4%
$10,567/mo
56% occ.
2.9%
$13,008/mo
current
66% occ.
3.4%
$15,450/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.