Detached house in Balaia, Olhos de Água, Albufeira e Olhos de Água
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Grade Avillamid-range

Detached house in Balaia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€375,000

Asking Price (EUR)

16.0%

True Net Yield (Owner, all-in)

11.5%

True Net Yield (Managed, all-in)

19.2%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €85,388/yr
Average Daily Rate: €434
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 8.2 years
5-yr Capital Value: €434,728
10-yr Capital Value: €503,969
Brixfox Score: 78.2 / 100
Comparable Properties: 9
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.

€444,105

+18.4% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €55/m² × 70 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,850
(€2,100–€5,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€444,105

Gross yield (asking price)

22.8%

True gross yield (all-in)

19.2%

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: 70 m²
Land: 213 m²
Style: portuguese-traditional
Condition: good
Year Built: 1989
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace

Score Breakdown

ROI
25
Visual Appeal
8.2
Ownership Security
13
Location
10.2
Land & Space
7.41
Rental Demand
5.39
Payback Speed
5
STR Suitability
4

Description

Corner house with backyard, located in a privileged area. On the ground floor, there is a large social area consisting of two suites, a guest bathroom, a fully equipped kitchen and a living room with fireplace and direct access to the outside. The attic has two additional bedrooms and a spacious terrace, ideal for mo

Location

📍 37.0912°N, 8.2052°W

· Albufeira, Algarve, Portugal

View on Ville Investiment →Also on Idealista.pt
Detached house in Balaia, Olhos de Água, Albufeira e Olhos de Água
Idealista.pt
Source verified

Detached house in Balaia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-6258
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
70 m²
Land
213 m²
True net yield
12.3%
≈ $7,898/mo net after costs & tax
Brixfox Score 78 · A

Property details

Year built: 1989
Energy: E
Condition: good

Description

Corner house with backyard, located in a privileged area. On the ground floor, there is a large social area consisting of two suites, a guest bathroom, a fully equipped kitchen and a living room with fireplace and direct access to the outside. The attic has two additional bedrooms and a spacious terrace, ideal for mo

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)
$625/night
50% ($287)Brixfox estimate($625/night)200% ($1149)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$59,138
Airbnb data$625/night · 54% occupancy
Rental income
$625/night · 54% occ.
$113,726
Running costs (20%)
Utilities, cleaning, maintenance
-$22,745
Income tax (10%)
Indonesian rental income tax
-$31,843
Property tax
Annual property tax
-$0
Net income
14.5% ROI
$59,138

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

12.3%

on all-in cost of $475,802

Scenario
Pre-tax
After-tax
Owner-managed
19.9%
17.8%
Fully-managed
14.3%
12.3%
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

23.9%

Annual Revenue

$113,726

Income Tax / yr

$9,951

Payback

8 yrs

True All-In Cost
Asking price$407,609
IMT — transfer tax (non-resident 7.5%)$30,571
Stamp duty (0.8%)$3,261
Notary + registry$2,174
Legal$5,014
Furnishing + STR launch$27,174
All-in cost$475,802

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$456K
+22%
Rental Income
+$289K
Total Position
$745K
+99%
14.7%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$624K
Total Position
$1.2M
+214%
12.1%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$1.5M
Total Position
$2.3M
+509%
9.5%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$2.6M
Total Position
$3.8M
+915%
8.0%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.5% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$575 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
213 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.5% — outperforms most villas in this market
Premium nightly rate of $575 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
13.3%
$4,505/mo
44% occ.
17.2%
$5,835/mo
54% occ.
21.1%
$7,165/mo
current
64% occ.
25.0%
$8,494/mo

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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.

Asking price · Freehold
$407,609
12.3%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.