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

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€590,000

Asking Price (EUR)

8.5%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

13.1%

True Gross Yield

42%

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: €117,133/yr
Average Daily Rate: €760
+13.0% vs area baselineImage quality 4/10 (-9%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 6.3 years
5-yr Capital Value: €775,251
10-yr Capital Value: €943,212
Brixfox Score: 76.9 / 100
Comparable Properties: 12
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€891,400

+51.1% over asking

Asking price€590,000
IMT — Property transfer tax (investment schedule)€35,030
IS — Stamp duty (0.8%)€4,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,850
Total acquisition costs€49,850
Renovation (est. €900/m² × 235 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€211,500
(€164,500–€258,500)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€891,400

Gross yield (asking price)

19.9%

True gross yield (all-in)

13.1%

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: 5
Building: 235 m²
Land: 620 m²
Style: contemporary
Condition: needs-renovation
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat-roofmulti-level-structure

Score Breakdown

ROI
25
Visual Appeal
5
Ownership Security
13
Location
10.2
Land & Space
11.52
Rental Demand
4.22
Payback Speed
5
STR Suitability
3

Description

Luxury villa sold as is (unfinished), with swimming pool, located in a quiet yet central residential area of Albufeira, within short distance of the beach and all amenities. With an active building license, the property allows for immediate continuation of construction and represents a unique opportunity for investment

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Kaiser Properties →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
235 m²
Land Plot
620 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 13.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+18.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$145K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.5%
$7,240/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.4 yr
Rental only

Property details

Energy: A
Condition: needs-renovation

Description

Luxury villa sold as is (unfinished), with swimming pool, located in a quiet yet central residential area of Albufeira, within short distance of the beach and all amenities. With an active building license, the property allows for immediate continuation of construction and represents a unique opportunity for investment

Income Breakdown

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Nightly Rate (ADR)
$1,098/night
50% ($505)Brixfox estimate($1,098/night)200% ($2020)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$86,883
Airbnb data$1,098/night · 42% occupancy
Rental income
$1,098/night · 42% occ.
$169,240
Running costs (20%)
Utilities, cleaning, maintenance
-$33,848
Income tax (10%)
Indonesian rental income tax
-$47,387
Property tax
Annual property tax
-$1,122
Net income
13.5% ROI
$86,883

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$641,304
IMT (transfer tax, investment schedule)$38,076
Imposto de Selo (stamp duty)$5,130
Notary & registration$1,359
Legal / due diligence$9,620
Total acquisition costs$54,185
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$229,891
($178,804–$280,978)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$966,739

Gross yield (asking)

26.4%

True gross yield (all-in)

17.5%

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.

$6.6M$4.9M$3.3M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $590K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$718K
+22%
Rental Income
+$424K
Total Position
$1.1M
+94%
14.1%/yr
Year 10
Capital Value
$873K
+48%
Rental Income
+$916K
Total Position
$1.8M
+203%
11.7%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$2.1M
Total Position
$3.4M
+483%
9.2%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$3.8M
Total Position
$5.7M
+869%
7.9%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.5% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$1010 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
620 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 13.5% — outperforms most villas in this market
Premium nightly rate of $1010 — positioned in the top tier
Generous 620 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — 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.
12.9%
$6,920/mo
40% occ.
17.3%
$9,257/mo
42% occ.
18.3%
$9,779/mo
current
52% occ.
22.7%
$12,117/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.