Detached house in Rua dos Ibíscos, Balaia, Albufeira e Olhos de Água
Detached house in Rua dos Ibíscos, Balaia, Albufeira e Olhos de Água — image 2Detached house in Rua dos Ibíscos, Balaia, Albufeira e Olhos de Água — image 3Detached house in Rua dos Ibíscos, Balaia, Albufeira e Olhos de Água — image 4Detached house in Rua dos Ibíscos, Balaia, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

Detached house in Rua dos Ibíscos, Balaia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€730,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

34%

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: €37,313/yr
Average Daily Rate: €297
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 24.5 years
5-yr Capital Value: €959,209
10-yr Capital Value: €1.2M
Brixfox Score: 64.3 / 100
Comparable Properties: 62
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€836,290

+14.6% over asking

Asking price€730,000
IMT — Property transfer tax (investment schedule)€43,800
IS — Stamp duty (0.8%)€5,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,950
Total acquisition costs€61,840
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€44,450
All-in investment (incl. renovation & furnishing)€836,290

Gross yield (asking price)

5.1%

True gross yield (all-in)

4.5%

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: 2
Bathrooms: 2
Building: 140 m²
Style: contemporary
Condition: excellent
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal pool with ocean viewspacious private terrace with wooden deckingresort-style amenities

Score Breakdown

ROI
14.07
Visual Appeal
14.8
Ownership Security
13
Location
10.2
Land & Space
4.8
Rental Demand
3.44
Payback Speed
1
STR Suitability
3

Description

2 Bedroom Duplex Villa in Luxury Condominium - Praia Maria Luíza, Albufeira - ALGARVE Discover this exclusive duplex villa, inserted in a prestigious private condominium in Olhos de Água, just a few steps from the stunning Falésia Beach. With a direct view of the sea, swimming pool in the condominium and the possibili

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on AFINEST LUXURY REAL ESTATE (Abreu Faro - Mediação imobiliária Lda) →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Rua dos Ibíscos, Balaia, Albufeira e Olhos de Água

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
140 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$180K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$2,220/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
29.8 yr
Rental only

Property details

Energy: B-
Condition: excellent

Description

2 Bedroom Duplex Villa in Luxury Condominium - Praia Maria Luíza, Albufeira - ALGARVE Discover this exclusive duplex villa, inserted in a prestigious private condominium in Olhos de Água, just a few steps from the stunning Falésia Beach. With a direct view of the sea, swimming pool in the condominium and the possibili

Income Breakdown

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Nightly Rate (ADR)
$429/night
50% ($198)Brixfox estimate($429/night)200% ($790)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$26,644
Airbnb data$429/night · 34% occupancy
Rental income
$429/night · 34% occ.
$53,910
Running costs (20%)
Utilities, cleaning, maintenance
-$10,782
Income tax (10%)
Indonesian rental income tax
-$15,095
Property tax
Annual property tax
-$1,389
Net income
3.4% ROI
$26,644

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$793,478
IMT (transfer tax, investment schedule)$47,609
Imposto de Selo (stamp duty)$6,348
Notary & registration$1,359
Legal / due diligence$11,902
Total acquisition costs$67,217
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$906,837

Gross yield (asking)

6.8%

True gross yield (all-in)

5.9%

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.

$4.1M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $730K
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 22: 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
$888K
+22%
Rental Income
+$130K
Total Position
$1.0M
+39%
6.9%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$281K
Total Position
$1.4M
+87%
6.4%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$659K
Total Position
$2.3M
+209%
5.8%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.2M
Total Position
$3.5M
+384%
5.4%/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
Average
3.4% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$395 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $395 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.4% 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.
4.0%
$2,627/mo
40% occ.
5.4%
$3,541/mo
34% occ.
4.6%
$3,029/mo
current
44% occ.
6.0%
$3,943/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.