Detached house in Rua das Amendoeiras, 52 a, Caliços, Albufeira e Olhos de Água
Detached house in Rua das Amendoeiras, 52 a, Caliços, Albufeira e Olhos de Água — image 2Detached house in Rua das Amendoeiras, 52 a, Caliços, Albufeira e Olhos de Água — image 3Detached house in Rua das Amendoeiras, 52 a, Caliços, Albufeira e Olhos de Água — image 4Detached house in Rua das Amendoeiras, 52 a, Caliços, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Detached house in Rua das Amendoeiras, 52 a, Caliços, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1M

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.4%

True Gross Yield

41%

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: €95,788/yr
Average Daily Rate: €638
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 13.1 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 68.3 / 100
Comparable Properties: 12
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+14.6% over asking

Asking price€1M
IMT — Property transfer tax (investment schedule)€60,000
IS — Stamp duty (0.8%)€8,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,000
Total acquisition costs€84,250
Renovation (est. €55/m² × 443 m²)
Light touch-ups — paint, fixtures, deep clean.		€24,365
(€13,290–€35,440)
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)€1.1M

Gross yield (asking price)

9.6%

True gross yield (all-in)

8.4%

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: 4
Bathrooms: 5
Building: 443 m²
Style: contemporary
Condition: good
Year Built: 1995
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

dome-shaped roofcurved architecturedecorative exterior tiling

Score Breakdown

ROI
19.58
Visual Appeal
9.4
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
4.11
Payback Speed
3
STR Suitability
3

Description

Identificação do imóvel: ZMPT531476 Wonderful Villa at Albufeira. Detached house of typology T4, 2 floors and basement, with gross area of 443m2, floor area of 224m2 and covered area of 180m2Central location, in Urb. Aldeia das Amendoeiras 52, Caliços, Albufeira. Next to the main road, GNR, Albufeira Municipal Marke

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Detached house in Rua das Amendoeiras, 52 a, Caliços, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
443 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.4% net return annually.

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The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$246K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$5,839/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

Property details

Year built: 1995
Energy: C
Condition: good

Description

Identificação do imóvel: ZMPT531476 Wonderful Villa at Albufeira. Detached house of typology T4, 2 floors and basement, with gross area of 443m2, floor area of 224m2 and covered area of 180m2Central location, in Urb. Aldeia das Amendoeiras 52, Caliços, Albufeira. Next to the main road, GNR, Albufeira Municipal Marke

Income Breakdown

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Nightly Rate (ADR)
$922/night
50% ($424)Brixfox estimate($922/night)200% ($1696)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$70,068
Airbnb data$922/night · 41% occupancy
Rental income
$922/night · 41% occ.
$138,404
Running costs (20%)
Utilities, cleaning, maintenance
-$27,681
Income tax (10%)
Indonesian rental income tax
-$38,753
Property tax
Annual property tax
-$1,902
Net income
6.4% ROI
$70,068

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$1,086,957
IMT (transfer tax, investment schedule)$65,217
Imposto de Selo (stamp duty)$8,696
Notary & registration$1,359
Legal / due diligence$16,304
Total acquisition costs$91,576
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$26,484
($14,446–$38,522)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,243,658

Gross yield (asking)

12.7%

True gross yield (all-in)

11.1%

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.

$7.3M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.0M
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$342K
Total Position
$1.6M
+56%
9.3%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$739K
Total Position
$2.2M
+122%
8.3%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.7M
Total Position
$3.9M
+292%
7.1%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$3.1M
Total Position
$6.3M
+531%
6.3%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$848 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $848 — 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 41% — 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

30% occ.
6.3%
$5,728/mo
40% occ.
8.5%
$7,691/mo
41% occ.
8.7%
$7,914/mo
current
51% occ.
10.9%
$9,877/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.