Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água
Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 2Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 3Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 4Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€3.2M

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

43%

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: €101,005/yr
Average Daily Rate: €643
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 39.1 years
5-yr Capital Value: €4.2M
10-yr Capital Value: €5.1M
Brixfox Score: 66.7 / 100
Comparable Properties: 11
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€3.6M

+11.7% over asking

Asking price€3.2M
IMT — Property transfer tax (investment schedule)€240,000
IS — Stamp duty (0.8%)€25,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€48,000
Total acquisition costs€314,850
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€3.6M

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.8%

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: 5
Building: 538 m²
Land: 1206 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated wooden wall paneling with floating consolebuilt-in wooden shelving unit with integrated fireplacerecessed ceiling lighting with cove lightinglarge format light grey floor tiles

Score Breakdown

ROI
10.65
Visual Appeal
14.6
Ownership Security
13
Location
10.2
Land & Space
10.99
Rental Demand
4.3
Payback Speed
0
STR Suitability
3

Description

We present this stunning 4 bedroom villa, brand new to debut, which combines luxury, comfort and state-of-the-art technology, located in a privileged location. This modern and luxury property, with ample spaces and high-quality finishes, is spread over several levels, providing a unique living experience. The basement

Location

📍 37.0885°N, 8.2662°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
538 m²
Land Plot
1206 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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%
+$788K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$5,895/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
49.2 yr
Rental only

Property details

Year built: 2024
Energy: A
Condition: new-build

Description

We present this stunning 4 bedroom villa, brand new to debut, which combines luxury, comfort and state-of-the-art technology, located in a privileged location. This modern and luxury property, with ample spaces and high-quality finishes, is spread over several levels, providing a unique living experience. The basement

Income Breakdown

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Nightly Rate (ADR)
$941/night
50% ($433)Brixfox estimate($941/night)200% ($1731)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$70,746
Airbnb data$941/night · 43% occupancy
Rental income
$941/night · 43% occ.
$147,755
Running costs (20%)
Utilities, cleaning, maintenance
-$29,551
Income tax (10%)
Indonesian rental income tax
-$41,372
Property tax
Annual property tax
-$6,087
Net income
2.0% ROI
$70,746

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$3,478,261
IMT (transfer tax, investment schedule)$260,870
Imposto de Selo (stamp duty)$27,826
Notary & registration$1,359
Legal / due diligence$52,174
Total acquisition costs$342,228
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$3,883,152

Gross yield (asking)

4.2%

True gross yield (all-in)

3.8%

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.

$15.5M$11.6M$7.7M$3.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.2M
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
$3.9M
+22%
Rental Income
+$346K
Total Position
$4.2M
+32%
5.8%/yr
Year 10
Capital Value
$4.7M
+48%
Rental Income
+$746K
Total Position
$5.5M
+71%
5.5%/yr
Year 20
Capital Value
$7.0M
+119%
Rental Income
+$1.7M
Total Position
$8.8M
+174%
5.2%/yr
Year 30
Capital Value
$10.4M
+224%
Rental Income
+$3.1M
Total Position
$13.5M
+321%
4.9%/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
2.0% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$866 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1206 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $866 — positioned in the top tier
Generous 1206 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% 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.
1.9%
$5,502/mo
40% occ.
2.6%
$7,506/mo
43% occ.
2.8%
$8,113/mo
current
53% occ.
3.5%
$10,116/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.