House in Centro da Cidade, Albufeira e Olhos de Água
House in Centro da Cidade, Albufeira e Olhos de Água — image 2House in Centro da Cidade, Albufeira e Olhos de Água — image 3House in Centro da Cidade, Albufeira e Olhos de Água — image 4House in Centro da Cidade, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

House in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€900,000

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.4%

True Gross Yield

39%

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: €76,292/yr
Average Daily Rate: €542
Payback Period: 14.7 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 74.1 / 100
Comparable Properties: 12
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+14.1% over asking

Asking price€900,000
IMT — Property transfer tax (investment schedule)€54,000
IS — Stamp duty (0.8%)€7,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,500
Total acquisition costs€75,950
Renovation (est. €55/m² × 240 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,200
(€7,200–€19,200)
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)€1.0M

Gross yield (asking price)

8.5%

True gross yield (all-in)

7.4%

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: 4
Building: 240 m²
Land: 1734 m²
Style: portuguese-traditional
Condition: good
Year Built: 1994
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone facade fireplaceexposed wooden beams in dining roomcobblestone path and garden entrance

Score Breakdown

ROI
18.22
Visual Appeal
10.8
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
3.85
Payback Speed
3
STR Suitability
3

Description

4  + 1 Bedroom Villa, located in a very quiet and  peaceful area, close to the industrial area of Albufeira. It has a very generous garden area, with endemic vegetation and a yard with fruit trees. It has a pleasant library area and a large garage for several cars. Indoor swimming pool. Located 5 minutes from the bea

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on LUXIMOS Christie’s International Real Estate →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

House in Centro da Cidade, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
240 m²
Land Plot
1734 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$222K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$4,634/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
17.6 yr
Rental only

Property details

Year built: 1994
Energy: E
Condition: good

Description

4  + 1 Bedroom Villa, located in a very quiet and  peaceful area, close to the industrial area of Albufeira. It has a very generous garden area, with endemic vegetation and a yard with fruit trees. It has a pleasant library area and a large garage for several cars. Indoor swimming pool. Located 5 minutes from the bea

Income Breakdown

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Nightly Rate (ADR)
$784/night
50% ($361)Brixfox estimate($784/night)200% ($1442)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$55,613
Airbnb data$784/night · 39% occupancy
Rental income
$784/night · 39% occ.
$110,240
Running costs (20%)
Utilities, cleaning, maintenance
-$22,048
Income tax (10%)
Indonesian rental income tax
-$30,867
Property tax
Annual property tax
-$1,712
Net income
5.7% ROI
$55,613

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$978,261
IMT (transfer tax, investment schedule)$58,696
Imposto de Selo (stamp duty)$7,826
Notary & registration$1,359
Legal / due diligence$14,674
Total acquisition costs$82,554
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,348
($7,826–$20,870)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,113,804

Gross yield (asking)

11.3%

True gross yield (all-in)

9.9%

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.

$6.2M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $900K
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 15: 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
$1.1M
+22%
Rental Income
+$272K
Total Position
$1.4M
+52%
8.7%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$587K
Total Position
$1.9M
+113%
7.9%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.4M
Total Position
$3.3M
+272%
6.8%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.4M
Total Position
$5.4M
+495%
6.1%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$721 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
1734 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $721 — positioned in the top tier
Generous 1734 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 39% — 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.
6.0%
$4,864/mo
40% occ.
8.0%
$6,533/mo
39% occ.
7.7%
$6,288/mo
current
49% occ.
9.8%
$7,956/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.