Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água
Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água — image 2Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água — image 3Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água — image 4Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.0M

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

54%

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: €171,967/yr
Average Daily Rate: €878
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 14.3 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.1M
Brixfox Score: 78.7 / 100
Comparable Properties: 7
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€2.2M

+13.2% over asking

Asking price€2.0M
IMT — Property transfer tax (investment schedule)€147,750
IS — Stamp duty (0.8%)€15,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,550
Total acquisition costs€194,310
Renovation (est. €55/m² × 357 m²)
Light touch-ups — paint, fixtures, deep clean.		€19,635
(€10,710–€28,560)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

8.7%

True gross yield (all-in)

7.7%

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: 5
Building: 357 m²
Land: 1955 m²
Style: portuguese-traditional
Condition: good
Year Built: 1972
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor decking areamature olive treestraditional tiled roofprivate swimming pool

Score Breakdown

ROI
18.53
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.37
Payback Speed
3
STR Suitability
3

Description

Imagine living just minutes from the iconic beaches of Balaia and Santa Eulália, in a house where serenity and comfort come together harmoniously. This magnificent 5-bedroom villa, completely renovated, is located on a generous plot of 1,955 m², providing an environment of exclusivity and well-being in the middle of na

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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

Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
357 m²
Land Plot
1955 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 5.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$485K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$10,455/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
17.1 yr
Rental only

Property details

Year built: 1972
Energy: D
Condition: good

Description

Imagine living just minutes from the iconic beaches of Balaia and Santa Eulália, in a house where serenity and comfort come together harmoniously. This magnificent 5-bedroom villa, completely renovated, is located on a generous plot of 1,955 m², providing an environment of exclusivity and well-being in the middle of na

Income Breakdown

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Nightly Rate (ADR)
$1,268/night
50% ($583)Brixfox estimate($1,268/night)200% ($2333)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$125,464
Airbnb data$1,268/night · 54% occupancy
Rental income
$1,268/night · 54% occ.
$248,483
Running costs (20%)
Utilities, cleaning, maintenance
-$49,697
Income tax (10%)
Indonesian rental income tax
-$69,575
Property tax
Annual property tax
-$3,747
Net income
5.9% ROI
$125,464

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$2,141,304
IMT (transfer tax, investment schedule)$160,598
Imposto de Selo (stamp duty)$17,130
Notary & registration$1,359
Legal / due diligence$32,120
Total acquisition costs$211,207
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$21,342
($11,641–$31,043)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$2,421,027

Gross yield (asking)

11.6%

True gross yield (all-in)

10.3%

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.

$13.7M$10.2M$6.8M$3.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.0M
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 14: 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
$2.4M
+22%
Rental Income
+$613K
Total Position
$3.0M
+53%
8.8%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$1.3M
Total Position
$4.2M
+115%
8.0%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$3.1M
Total Position
$7.4M
+277%
6.9%/yr
Year 30
Capital Value
$6.4M
+224%
Rental Income
+$5.5M
Total Position
$11.9M
+503%
6.2%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.9% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$1167 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1955 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1167 — positioned in the top tier
Generous 1955 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
4.9%
$8,782/mo
44% occ.
6.4%
$11,482/mo
54% occ.
7.9%
$14,182/mo
current
64% occ.
9.5%
$16,882/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.