Detached house, Em526, 12, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água
Detached house, Em526, 12, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 2Detached house, Em526, 12, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 3Detached house, Em526, 12, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 4Detached house, Em526, 12, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Detached house, Em526, 12, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€950,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

44%

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: €58,819/yr
Average Daily Rate: €370
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 19.9 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 65.8 / 100
Comparable Properties: 8
Data Confidence: 69%
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

+12.1% over asking

Asking price€950,000
IMT — Property transfer tax (investment schedule)€57,000
IS — Stamp duty (0.8%)€7,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,250
Total acquisition costs€80,100
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.5%

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: 3
Bathrooms: 3
Building: 109 m²
Style: contemporary
Condition: new-build
Year Built: 2024
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming poolsmodern facade with wood accentsrooftop terraces (implied by flat roofs)

Score Breakdown

ROI
15.51
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
4.18
Rental Demand
4.36
Payback Speed
2
STR Suitability
3

Description

Located in Olhos de Água, Albufeira, this 3-bedroom, 3-bathroom townhouse is an unmissable opportunity and is in the final stages of construction. With a gross private area of 124 square meters, this modern property offers a high-quality and comfortable environment. On the ground floor, there is an entrance hall, a be

Location

📍 37.1048°N, 8.1892°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house, Em526, 12, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
109 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$234K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$3,586/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.0 yr
Rental only

Property details

Year built: 2024
Energy: A
Condition: new-build

Description

Located in Olhos de Água, Albufeira, this 3-bedroom, 3-bathroom townhouse is an unmissable opportunity and is in the final stages of construction. With a gross private area of 124 square meters, this modern property offers a high-quality and comfortable environment. On the ground floor, there is an entrance hall, a be

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$542/night
50% ($249)Brixfox estimate($542/night)200% ($998)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$43,028
Airbnb data$542/night · 44% occupancy
Rental income
$542/night · 44% occ.
$86,222
Running costs (20%)
Utilities, cleaning, maintenance
-$17,244
Income tax (10%)
Indonesian rental income tax
-$24,142
Property tax
Annual property tax
-$1,807
Net income
4.2% ROI
$43,028

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$1,032,609
IMT (transfer tax, investment schedule)$61,957
Imposto de Selo (stamp duty)$8,261
Notary & registration$1,359
Legal / due diligence$15,489
Total acquisition costs$87,065
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,155,217

Gross yield (asking)

8.3%

True gross yield (all-in)

7.5%

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.

$5.7M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $950K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$210K
Total Position
$1.4M
+44%
7.5%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$454K
Total Position
$1.9M
+96%
6.9%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.1M
Total Position
$3.1M
+231%
6.2%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$1.9M
Total Position
$5.0M
+423%
5.7%/yr

Location

Albufeira

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$499 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $499 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.2% 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.
3.9%
$3,314/mo
40% occ.
5.2%
$4,469/mo
44% occ.
5.7%
$4,879/mo
current
54% occ.
7.0%
$6,033/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.