Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água
Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 2Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 3Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 4Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.3M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

45%

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: €97,217/yr
Average Daily Rate: €592
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 28.9 years
5-yr Capital Value: €3.0M
10-yr Capital Value: €3.6M
Brixfox Score: 64.2 / 100
Comparable Properties: 34
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€2.5M

+12.2% over asking

Asking price€2.3M
IMT — Property transfer tax (investment schedule)€168,750
IS — Stamp duty (0.8%)€18,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€33,750
Total acquisition costs€221,750
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€2.5M

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.9%

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: 5
Building: 280 m²
Style: modern
Condition: excellent
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity pool with ocean viewlarge glass sliding doorsopen-plan living areaminimalist white aesthetic

Score Breakdown

ROI
11.91
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
4.5
Payback Speed
0
STR Suitability
3

Description

Welcome to your dream home, an exquisite mix of modern luxury and coastal charm right in the heart of Old Town Albufeira. This newly built property is truly a gem, boasting fine finishes and all comforts one could possibly wish for. Step inside to discover spacious open-plan living areas filled with natural light pour

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Private International Real Estate →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 2.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$554K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$5,730/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.6 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

Welcome to your dream home, an exquisite mix of modern luxury and coastal charm right in the heart of Old Town Albufeira. This newly built property is truly a gem, boasting fine finishes and all comforts one could possibly wish for. Step inside to discover spacious open-plan living areas filled with natural light pour

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$855/night
50% ($393)Brixfox estimate($855/night)200% ($1573)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$68,764
Airbnb data$855/night · 45% occupancy
Rental income
$855/night · 45% occ.
$140,468
Running costs (20%)
Utilities, cleaning, maintenance
-$28,094
Income tax (10%)
Indonesian rental income tax
-$39,331
Property tax
Annual property tax
-$4,280
Net income
2.8% ROI
$68,764

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$2,445,652
IMT (transfer tax, investment schedule)$183,424
Imposto de Selo (stamp duty)$19,565
Notary & registration$1,359
Legal / due diligence$36,685
Total acquisition costs$241,033
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$2,742,446

Gross yield (asking)

5.7%

True gross yield (all-in)

5.1%

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.

$11.9M$8.9M$5.9M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.3M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.7M
+22%
Rental Income
+$336K
Total Position
$3.1M
+37%
6.4%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$725K
Total Position
$4.1M
+80%
6.1%/yr
Year 20
Capital Value
$4.9M
+119%
Rental Income
+$1.7M
Total Position
$6.6M
+195%
5.6%/yr
Year 30
Capital Value
$7.3M
+224%
Rental Income
+$3.0M
Total Position
$10.3M
+358%
5.2%/yr

Location

Albufeira

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$786 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $786 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% is below 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.
2.5%
$5,103/mo
40% occ.
3.4%
$6,923/mo
45% occ.
3.8%
$7,837/mo
current
55% occ.
4.7%
$9,657/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.