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

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

Albufeira · Central Algarve ·

€8.5M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (4 comps, 59% confidence).

4.2%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

68%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €495,955/yr
Average Daily Rate: €2011
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 31.7 years
5-yr Capital Value: €9.9M
10-yr Capital Value: €11.4M
Brixfox Score: 75.4 / 100
Comparable Properties: 4
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€9.4M

+10.8% over asking

Asking price€8.5M
IMT — Property transfer tax (investment schedule)€637,500
IS — Stamp duty (0.8%)€68,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€127,500
Total acquisition costs€834,250
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€79,850
All-in investment (incl. renovation & furnishing)€9.4M

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.3%

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: 6
Bathrooms: 5
Building: 400 m²
Land: 1130 m²
Style: contemporary
Condition: excellent
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity pool with ocean viewdirect access to scenic beaches and rock formations

Score Breakdown

ROI
12.02
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
11.77
Rental Demand
6.81
Payback Speed
2
STR Suitability
4

Description

Luxury 6 bedroom villa on the first line of the sea front, with a wide view over the sea, This luxurious property consists of 6 bedrooms, 5 private bathrooms, kitchen equipped with quality appliances, open space dining and living room with fireplace, equipped kitchen. With a wonderful garden and an infinity pool Charac

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on Albufeira Home →Listed via Idealista.pt
6-bedroom freehold villa in Albufeira — photo 1 of 5
Albufeira Home
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6-bedroom freehold villa in Albufeira — photo 5 of 5

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

Albufeira · Central Algarve · Ref BF-6153 Source verified · Albufeira Home · listed 2 Jun 2026
Asking price · Freehold
$9,239,130
View original listing
Ownership
Freehold
Bedrooms
6
Bathrooms
5
Built area
400 m²
Land
1130 m²
True net yield
3.2%
≈ $43,097/mo net after costs & tax
5-yr total return (net + appreciation)
8.6% / yr avg
Payback in ~32 yrs from rent
Brixfox Score 75 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Albufeira

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: A
Condition: excellent

Description

Luxury 6 bedroom villa on the first line of the sea front, with a wide view over the sea, This luxurious property consists of 6 bedrooms, 5 private bathrooms, kitchen equipped with quality appliances, open space dining and living room with fireplace, equipped kitchen. With a wonderful garden and an infinity pool Charac

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$2,812/night
50% ($1,406)Brixfox estimate($2,812/night)200% ($5,624)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Indicative
Yearly income
$336,331
Likely range $201,799 – $470,863
Airbnb data$2,812/night · 68% occupancy
Rental income
$2,812/night · 68% occ.
$646,790
Running costs (20%)
Utilities, cleaning, maintenance
-$129,358
Income tax (28%)
Non-resident IRS (Cat. F)
-$181,101
Net income
3.6% ROI
$336,331

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.1%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
5.2%
4.6%
Fully-managed
3.7%
3.1%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

6.4%

Annual Revenue

$646,790

Income Tax / yr

$56,595

Payback

32 yrs

True All-In Cost
Asking price$9,239,130
IMT — transfer tax (non-resident 7.5%)$692,935
Stamp duty (0.8%)$73,913
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$10,048,696

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$48.6M$36.5M$24.3M$12.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $8.5M
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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$10.3M
+22%
Rental Income
+$1.6M
Total Position
$12.0M
+41%
7.1%/yr
Year 10
Capital Value
$12.6M
+48%
Rental Income
+$3.5M
Total Position
$16.1M
+90%
6.6%/yr
Year 20
Capital Value
$18.6M
+119%
Rental Income
+$8.3M
Total Position
$26.9M
+217%
5.9%/yr
Year 30
Capital Value
$27.6M
+224%
Rental Income
+$14.7M
Total Position
$42.3M
+398%
5.5%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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
Average
3.6% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$2587 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 $2587 — 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 3.6% is near the market average — model your cashflow carefully

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

48% occ.
2.8%
$21,373/mo
58% occ.
3.4%
$25,821/mo
68% occ.
3.9%
$30,269/mo
current
78% occ.
4.5%
$34,717/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. Market factors in Portugal may impact actual yields.