Detached house in São Rafael, Albufeira e Olhos de Água
Detached house in São Rafael, Albufeira e Olhos de Água — image 2Detached house in São Rafael, Albufeira e Olhos de Água — image 3Detached house in São Rafael, Albufeira e Olhos de Água — image 4Detached house in São Rafael, Albufeira e Olhos de Água — image 5
Grade Avillaluxury

Detached house in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.4M

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

44%

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: €237,107/yr
Average Daily Rate: €1471
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 12.6 years
5-yr Capital Value: €3.1M
10-yr Capital Value: €3.8M
Brixfox Score: 77.4 / 100
Comparable Properties: 8
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€2.7M

+12.8% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€179,250
IS — Stamp duty (0.8%)€19,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€35,850
Total acquisition costs€235,470
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)€2.7M

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.8%

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: 5
Bathrooms: 6
Building: 500 m²
Land: 750 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolintegrated outdoor seatinglarge sliding glass doorsminimalist landscaping

Score Breakdown

ROI
20
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
10
Rental Demand
4.42
Payback Speed
3
STR Suitability
3

Description

Luxury 5 bedroom villa for sale in São Rafael, Albufeira This spectacular luxury villa, with modern architecture and a privileged location, offers a life of comfort and opulence. It consists of 3 floors with large balconies. With garage in the basement. Ground floor with hall, living and dining room, kitchen, laundry,

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Casa 10 - Mediação Imobiliária →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in São Rafael, Albufeira e Olhos de Água

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
500 m²
Land Plot
750 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$588K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$14,465/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
15.0 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Luxury 5 bedroom villa for sale in São Rafael, Albufeira This spectacular luxury villa, with modern architecture and a privileged location, offers a life of comfort and opulence. It consists of 3 floors with large balconies. With garage in the basement. Ground floor with hall, living and dining room, kitchen, laundry,

Income Breakdown

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Nightly Rate (ADR)
$2,125/night
50% ($977)Brixfox estimate($2,125/night)200% ($3910)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$173,584
Airbnb data$2,125/night · 44% occupancy
Rental income
$2,125/night · 44% occ.
$342,558
Running costs (20%)
Utilities, cleaning, maintenance
-$68,512
Income tax (10%)
Indonesian rental income tax
-$95,916
Property tax
Annual property tax
-$4,546
Net income
6.7% ROI
$173,584

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$2,597,826
IMT (transfer tax, investment schedule)$194,837
Imposto de Selo (stamp duty)$20,783
Notary & registration$1,359
Legal / due diligence$38,967
Total acquisition costs$255,946
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$2,928,772

Gross yield (asking)

13.2%

True gross yield (all-in)

11.7%

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.

$17.7M$13.2M$8.8M$4.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.4M
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
$2.9M
+22%
Rental Income
+$848K
Total Position
$3.8M
+57%
9.5%/yr
Year 10
Capital Value
$3.5M
+48%
Rental Income
+$1.8M
Total Position
$5.4M
+125%
8.4%/yr
Year 20
Capital Value
$5.2M
+119%
Rental Income
+$4.3M
Total Position
$9.5M
+299%
7.2%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$7.6M
Total Position
$15.3M
+542%
6.4%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$1955 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
750 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1955 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 750 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.1%
$13,194/mo
40% occ.
8.2%
$17,719/mo
44% occ.
9.1%
$19,605/mo
current
54% occ.
11.1%
$24,130/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.