Detached house in Rua do Tratado de Tordesilhas, São Rafael, Albufeira e Olhos de Água
Detached house in Rua do Tratado de Tordesilhas, São Rafael, Albufeira e Olhos de Água — image 2Detached house in Rua do Tratado de Tordesilhas, São Rafael, Albufeira e Olhos de Água — image 3Detached house in Rua do Tratado de Tordesilhas, São Rafael, Albufeira e Olhos de Água — image 4Detached house in Rua do Tratado de Tordesilhas, São Rafael, Albufeira e Olhos de Água — image 5
Grade Avillaluxury

Detached house in Rua do Tratado de Tordesilhas, São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.4M

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.4%

True Gross Yield

46%

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: €253,121/yr
Average Daily Rate: €1498
Payback Period: 11.7 years
5-yr Capital Value: €3.1M
10-yr Capital Value: €3.8M
Brixfox Score: 79.6 / 100
Comparable Properties: 10
Data Confidence: 75%
Search Radius: 3 km

True Investment Cost

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

€2.7M

+12.8% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€179,250
IS — Stamp duty (0.8%)€19,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€35,850
Total acquisition costs€235,470
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.7M

Gross yield (asking price)

10.6%

True gross yield (all-in)

9.4%

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: 5
Bathrooms: 6
Building: 500 m²
Land: 750 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poollarge glass sliding doorsminimalist landscapingglass balcony railings

Score Breakdown

ROI
20.98
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
10
Rental Demand
4.63
Payback Speed
4
STR Suitability
3

Description

Luxury 5 bedroom villa for sale in São Rafael, Albufeira This spectacular luxury villa, with modern architecture and a privileged location, offers a life of comfort and opulence. High quality details make this property truly unique! Ideal for families who value comfort and contact with nature. The pool and garden are

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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

Detached house in Rua do Tratado de Tordesilhas, São Rafael, Albufeira e Olhos de Água

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
500 m²
Land Plot
750 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$588K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$15,663/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.8 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Luxury 5 bedroom villa for sale in São Rafael, Albufeira This spectacular luxury villa, with modern architecture and a privileged location, offers a life of comfort and opulence. High quality details make this property truly unique! Ideal for families who value comfort and contact with nature. The pool and garden are

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$2,191/night
50% ($1008)Brixfox estimate($2,191/night)200% ($4031)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$187,951
Airbnb data$2,191/night · 46% occupancy
Rental income
$2,191/night · 46% occ.
$370,187
Running costs (20%)
Utilities, cleaning, maintenance
-$74,037
Income tax (10%)
Indonesian rental income tax
-$103,652
Property tax
Annual property tax
-$4,546
Net income
7.2% ROI
$187,951

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$2,597,826
IMT (transfer tax, investment schedule)$194,837
Imposto de Selo (stamp duty)$20,783
Notary & registration$1,359
Legal / due diligence$38,967
Total acquisition costs$255,946
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$2,928,772

Gross yield (asking)

14.2%

True gross yield (all-in)

12.6%

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.

$18.4M$13.8M$9.2M$4.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.4M
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.9M
+22%
Rental Income
+$918K
Total Position
$3.8M
+60%
9.9%/yr
Year 10
Capital Value
$3.5M
+48%
Rental Income
+$2.0M
Total Position
$5.5M
+131%
8.7%/yr
Year 20
Capital Value
$5.2M
+119%
Rental Income
+$4.6M
Total Position
$9.9M
+314%
7.4%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$8.2M
Total Position
$16.0M
+569%
6.5%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$2015 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
750 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $2015 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 750 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

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

30% occ.
6.3%
$13,614/mo
40% occ.
8.4%
$18,278/mo
46% occ.
9.8%
$21,216/mo
current
56% occ.
12.0%
$25,880/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.