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

House in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€660,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.1%

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: €77,479/yr
Average Daily Rate: €562
Payback Period: 10.5 years
5-yr Capital Value: €867,230
10-yr Capital Value: €1.1M
Brixfox Score: 74 / 100
Comparable Properties: 11
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€766,530

+16.1% over asking

Asking price€660,000
IMT — Property transfer tax (investment schedule)€39,600
IS — Stamp duty (0.8%)€5,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,900
Total acquisition costs€56,030
Renovation (est. €55/m² × 190 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,450
(€5,700–€15,200)
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)€766,530

Gross yield (asking price)

11.7%

True gross yield (all-in)

10.1%

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: 3
Building: 190 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming poolmature garden with fruit treestraditional Portuguese architecture

Score Breakdown

ROI
22.44
Visual Appeal
11.8
Ownership Security
13
Location
10.2
Land & Space
5.8
Rental Demand
3.78
Payback Speed
4
STR Suitability
3

Description

4 bedroom villa with swimming pool, located in the center of Albufeira This property is spread over three floors: Ground floor: It consists of an entrance hall, a very large and fully equipped kitchen, with direct access to a terrace, a bathroom with shower, a bedroom and a living and dining room with fireplace with

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

House in Centro da Cidade, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 8.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$162K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.1%
$4,816/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.4 yr
Rental only

Property details

Energy: A
Condition: good

Description

4 bedroom villa with swimming pool, located in the center of Albufeira This property is spread over three floors: Ground floor: It consists of an entrance hall, a very large and fully equipped kitchen, with direct access to a terrace, a bathroom with shower, a bedroom and a living and dining room with fireplace with

Income Breakdown

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Nightly Rate (ADR)
$824/night
50% ($379)Brixfox estimate($824/night)200% ($1516)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$57,791
Airbnb data$824/night · 38% occupancy
Rental income
$824/night · 38% occ.
$113,550
Running costs (20%)
Utilities, cleaning, maintenance
-$22,710
Income tax (10%)
Indonesian rental income tax
-$31,794
Property tax
Annual property tax
-$1,255
Net income
8.1% ROI
$57,791

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$717,391
IMT (transfer tax, investment schedule)$43,043
Imposto de Selo (stamp duty)$5,739
Notary & registration$1,359
Legal / due diligence$10,761
Total acquisition costs$60,902
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,359
($6,196–$16,522)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$831,011

Gross yield (asking)

15.8%

True gross yield (all-in)

13.7%

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.

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $660K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$803K
+22%
Rental Income
+$282K
Total Position
$1.1M
+64%
10.5%/yr
Year 10
Capital Value
$977K
+48%
Rental Income
+$610K
Total Position
$1.6M
+140%
9.2%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.4M
Total Position
$2.9M
+336%
7.6%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$2.5M
Total Position
$4.7M
+608%
6.7%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.1% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$758 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.1% — outperforms most villas in this market
Premium nightly rate of $758 — 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.
8.6%
$5,158/mo
40% occ.
11.6%
$6,912/mo
38% occ.
10.9%
$6,519/mo
current
48% occ.
13.8%
$8,273/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.