Detached house in Em526, Vale de Carros, Albufeira e Olhos de Água
Detached house in Em526, Vale de Carros, Albufeira e Olhos de Água — image 2Detached house in Em526, Vale de Carros, Albufeira e Olhos de Água — image 3Detached house in Em526, Vale de Carros, Albufeira e Olhos de Água — image 4Detached house in Em526, Vale de Carros, Albufeira e Olhos de Água — image 5
Grade B+villabudget

Detached house in Em526, Vale de Carros, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€800,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

40%

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: €37,315/yr
Average Daily Rate: €257
Payback Period: 26.8 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 65.7 / 100
Comparable Properties: 3
Data Confidence: 68%
Search Radius: 2 km

True Investment Cost

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

€976,650

+22.1% over asking

Asking price€800,000
IMT — Property transfer tax (investment schedule)€48,000
IS — Stamp duty (0.8%)€6,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,000
Total acquisition costs€67,650
Renovation (est. €350/m² × 248 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€86,800
(€62,000–€111,600)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€976,650

Gross yield (asking price)

4.7%

True gross yield (all-in)

3.8%

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: 3
Bathrooms: 2
Building: 248 m²
Land: 2245 m²
Style: dated
Condition: fair
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
13.51
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
3.97
Payback Speed
0
STR Suitability
3

Description

**T3 Apartment and Business in Patã de Baixo – Unique Opportunity! ** Discover this charming detached house located in Patã de Baixo, just a few minutes from Albufeira and the stunning beaches of the Algarve. With a total land area of 2,245 m², this property offers generous space, ideal for those seeking comfort and t

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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

Detached house in Em526, Vale de Carros, Albufeira e Olhos de Água

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
248 m²
Land Plot
2245 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$197K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$2,210/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
32.8 yr
Rental only

Property details

Energy: B
Condition: fair

Description

**T3 Apartment and Business in Patã de Baixo – Unique Opportunity! ** Discover this charming detached house located in Patã de Baixo, just a few minutes from Albufeira and the stunning beaches of the Algarve. With a total land area of 2,245 m², this property offers generous space, ideal for those seeking comfort and t

Income Breakdown

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Nightly Rate (ADR)
$372/night
50% ($171)Brixfox estimate($372/night)200% ($684)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$26,514
Airbnb data$372/night · 40% occupancy
Rental income
$372/night · 40% occ.
$53,915
Running costs (20%)
Utilities, cleaning, maintenance
-$10,783
Income tax (10%)
Indonesian rental income tax
-$15,096
Property tax
Annual property tax
-$1,522
Net income
3.0% ROI
$26,514

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$869,565
IMT (transfer tax, investment schedule)$52,174
Imposto de Selo (stamp duty)$6,957
Notary & registration$1,359
Legal / due diligence$13,043
Total acquisition costs$73,533
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$94,348
($67,391–$121,304)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$1,059,402

Gross yield (asking)

6.2%

True gross yield (all-in)

5.1%

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.

$4.3M$3.2M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $800K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$973K
+22%
Rental Income
+$130K
Total Position
$1.1M
+38%
6.6%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$280K
Total Position
$1.5M
+83%
6.2%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$655K
Total Position
$2.4M
+201%
5.7%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.2M
Total Position
$3.8M
+369%
5.3%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.0% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$342 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
2245 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $342 — positioned in the top tier
Generous 2245 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 3.0% is near 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.
3.1%
$2,249/mo
40% occ.
4.2%
$3,041/mo
current
40% occ.
4.2%
$3,018/mo
current
50% occ.
5.3%
$3,810/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.