Semi-detached house in Montechoro, Albufeira e Olhos de Água
Semi-detached house in Montechoro, Albufeira e Olhos de Água — image 2Semi-detached house in Montechoro, Albufeira e Olhos de Água — image 3Semi-detached house in Montechoro, Albufeira e Olhos de Água — image 4Semi-detached house in Montechoro, Albufeira e Olhos de Água — image 5
Grade Avillaluxury

Semi-detached house in Montechoro, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€649,000

Asking Price (EUR)

8.0%

True Net Yield (Owner, all-in)

5.5%

True Net Yield (Managed, all-in)

12.2%

True Gross Yield

39%

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: €93,547/yr
Average Daily Rate: €654
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 8.7 years
5-yr Capital Value: €852,776
10-yr Capital Value: €1.0M
Brixfox Score: 80.7 / 100
Comparable Properties: 12
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€763,767

+17.7% over asking

Asking price€649,000
IMT — Property transfer tax (investment schedule)€38,940
IS — Stamp duty (0.8%)€5,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,735
Total acquisition costs€55,117
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)€763,767

Gross yield (asking price)

14.4%

True gross yield (all-in)

12.2%

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: 173 m²
Land: 297 m²
Style: contemporary
Condition: excellent
Year Built: 2010
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

perforated metal sculpturewooden deckocean view

Score Breakdown

ROI
24.77
Visual Appeal
14.8
Ownership Security
13
Location
10.2
Land & Space
7.04
Rental Demand
3.92
Payback Speed
4
STR Suitability
3

Description

4 bedroom villa with excellent areas and 4 bedrooms, 3 bathrooms, living and dining room, equipped kitchen Features: Air conditioning Terraces Garden furniture Garden Swimming pool 3-space garage 5 minutes drive from the beaches. in a quiet area. Gated condominium. This beautiful condominium can be lived in or monetize

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Albufeira Home →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Semi-detached house in Montechoro, Albufeira e Olhos de Água

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

Grade A investment — short-term rental yields 9.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+14.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$160K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.8%
$5,754/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.2 yr
Rental only

Property details

Year built: 2010
Energy: D
Condition: excellent

Description

4 bedroom villa with excellent areas and 4 bedrooms, 3 bathrooms, living and dining room, equipped kitchen Features: Air conditioning Terraces Garden furniture Garden Swimming pool 3-space garage 5 minutes drive from the beaches. in a quiet area. Gated condominium. This beautiful condominium can be lived in or monetize

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$945/night
50% ($435)Brixfox estimate($945/night)200% ($1740)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$69,047
Airbnb data$945/night · 39% occupancy
Rental income
$945/night · 39% occ.
$135,158
Running costs (20%)
Utilities, cleaning, maintenance
-$27,032
Income tax (10%)
Indonesian rental income tax
-$37,844
Property tax
Annual property tax
-$1,235
Net income
9.8% ROI
$69,047

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$705,435
IMT (transfer tax, investment schedule)$42,326
Imposto de Selo (stamp duty)$5,643
Notary & registration$1,359
Legal / due diligence$10,582
Total acquisition costs$59,910
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$828,008

Gross yield (asking)

19.2%

True gross yield (all-in)

16.3%

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.

$5.9M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $649K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$790K
+22%
Rental Income
+$337K
Total Position
$1.1M
+74%
11.7%/yr
Year 10
Capital Value
$961K
+48%
Rental Income
+$728K
Total Position
$1.7M
+160%
10.0%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.7M
Total Position
$3.1M
+382%
8.2%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$3.0M
Total Position
$5.1M
+690%
7.1%/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
Strong
9.8% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$870 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
297 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.8% — outperforms most villas in this market
Premium nightly rate of $870 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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.
10.1%
$5,936/mo
40% occ.
13.5%
$7,949/mo
current
39% occ.
13.2%
$7,782/mo
current
49% occ.
16.7%
$9,794/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.