Detached house in Centro da Cidade, Albufeira e Olhos de Água
Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 2Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 3Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 4Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€9.9M

Asking Price (EUR)

0.6%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

0.9%

True Gross Yield

40%

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: €98,030/yr
Average Daily Rate: €676
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 124.7 years
5-yr Capital Value: €13.0M
10-yr Capital Value: €15.8M
Brixfox Score: 65.2 / 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.

€11.0M

+10.6% over asking

Asking price€9.9M
IMT — Property transfer tax (investment schedule)€742,500
IS — Stamp duty (0.8%)€79,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€148,500
Total acquisition costs€971,450
Renovation (est. €55/m² × 366 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,130
(€10,980–€29,280)
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€11.0M

Gross yield (asking price)

1.0%

True gross yield (all-in)

0.9%

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: 4
Building: 366 m²
Land: 6940 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

oceanfront locationmultiple terraces with sea viewsprivate swimming pool

Score Breakdown

ROI
8.2
Visual Appeal
14.8
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
3.97
Payback Speed
0
STR Suitability
3

Description

Virtual Tour | Video | Home Staging Unique investment opportunity: stunning villa with private plot (3.250 m2) plus adjacent building plot (3.690 m2) for another villa (2 separate properties) with jaw-dropping sea views and an amazing ocean front location in one of the most sought-after areas of Albufeira, with direct

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Kaiser Properties →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
366 m²
Land Plot
6940 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 0.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+5.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$2.4M in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.5%
$4,645/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2000
Energy: F
Condition: good

Description

Virtual Tour | Video | Home Staging Unique investment opportunity: stunning villa with private plot (3.250 m2) plus adjacent building plot (3.690 m2) for another villa (2 separate properties) with jaw-dropping sea views and an amazing ocean front location in one of the most sought-after areas of Albufeira, with direct

Income Breakdown

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Nightly Rate (ADR)
$989/night
50% ($455)Brixfox estimate($989/night)200% ($1819)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$55,736
Airbnb data$989/night · 40% occupancy
Rental income
$989/night · 40% occ.
$143,400
Running costs (20%)
Utilities, cleaning, maintenance
-$28,680
Income tax (10%)
Indonesian rental income tax
-$40,152
Property tax
Annual property tax
-$18,832
Net income
0.5% ROI
$55,736

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$10,760,870
IMT (transfer tax, investment schedule)$807,065
Imposto de Selo (stamp duty)$86,087
Notary & registration$1,359
Legal / due diligence$161,413
Total acquisition costs$1,055,924
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$21,880
($11,935–$31,826)
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$11,904,054

Gross yield (asking)

1.3%

True gross yield (all-in)

1.2%

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.

$39.9M$29.9M$19.9M$10.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $9.9M
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.
2x return
Year 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$12.0M
+22%
Rental Income
+$272K
Total Position
$12.3M
+24%
4.5%/yr
Year 10
Capital Value
$14.7M
+48%
Rental Income
+$588K
Total Position
$15.2M
+54%
4.4%/yr
Year 20
Capital Value
$21.7M
+119%
Rental Income
+$1.4M
Total Position
$23.1M
+133%
4.3%/yr
Year 30
Capital Value
$32.1M
+224%
Rental Income
+$2.4M
Total Position
$34.5M
+249%
4.3%/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
Weak
0.5% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$910 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
6940 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $910 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 6940 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.5% is below 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.
0.5%
$4,746/mo
40% occ.
0.8%
$6,851/mo
current
40% occ.
0.8%
$6,796/mo
current
50% occ.
1.0%
$8,901/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.