Semi-detached house in Rua do Mulatinho, 12, Centro de Olhos de Água, Albufeira e Olhos de Água
Semi-detached house in Rua do Mulatinho, 12, Centro de Olhos de Água, Albufeira e Olhos de Água — image 2Semi-detached house in Rua do Mulatinho, 12, Centro de Olhos de Água, Albufeira e Olhos de Água — image 3Semi-detached house in Rua do Mulatinho, 12, Centro de Olhos de Água, Albufeira e Olhos de Água — image 4Semi-detached house in Rua do Mulatinho, 12, Centro de Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Semi-detached house in Rua do Mulatinho, 12, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€795,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

44%

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: €61,312/yr
Average Daily Rate: €378
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 16.2 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 71 / 100
Comparable Properties: 18
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€907,385

+14.1% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation (est. €55/m² × 190 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,450
(€5,700–€15,200)
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)€907,385

Gross yield (asking price)

7.7%

True gross yield (all-in)

6.8%

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: 190 m²
Land: 360 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched windowtiled roof accentsoutdoor dining areasun loungers

Score Breakdown

ROI
17.27
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
8.29
Rental Demand
4.45
Payback Speed
2
STR Suitability
3

Description

Excellent opportunity for own housing, holiday home or investment. 3 bedroom detached house, set on a plot of 360 m², located in the prestigious area of Torre da Medronheira, in Albufeira and Olhos de Água, in a quiet and well-consolidated residential area. The property consists of ground floor and 1st floor, with a

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Semi-detached house in Rua do Mulatinho, 12, Centro de Olhos de Água, Albufeira e Olhos de Água

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
190 m²
Land Plot
360 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$196K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$3,713/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
19.4 yr
Rental only

Property details

Energy: D
Condition: good

Description

Excellent opportunity for own housing, holiday home or investment. 3 bedroom detached house, set on a plot of 360 m², located in the prestigious area of Torre da Medronheira, in Albufeira and Olhos de Água, in a quiet and well-consolidated residential area. The property consists of ground floor and 1st floor, with a

Income Breakdown

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Nightly Rate (ADR)
$546/night
50% ($251)Brixfox estimate($546/night)200% ($1004)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$44,551
Airbnb data$546/night · 44% occupancy
Rental income
$546/night · 44% occ.
$88,583
Running costs (20%)
Utilities, cleaning, maintenance
-$17,717
Income tax (10%)
Indonesian rental income tax
-$24,803
Property tax
Annual property tax
-$1,512
Net income
5.2% ROI
$44,551

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,359
($6,196–$16,522)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$984,114

Gross yield (asking)

10.3%

True gross yield (all-in)

9.0%

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.

$5.2M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$218K
Total Position
$1.2M
+49%
8.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$470K
Total Position
$1.6M
+107%
7.6%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.1M
Total Position
$2.8M
+258%
6.6%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.9M
Total Position
$4.5M
+470%
6.0%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$502 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
360 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $502 — 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 44% — 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.
4.7%
$3,358/mo
40% occ.
6.3%
$4,520/mo
44% occ.
7.0%
$5,041/mo
current
54% occ.
8.6%
$6,203/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.