Andar de moradia in Rua 25 de Abril, 67, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
Andar de moradia in Rua 25 de Abril, 67, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 2Andar de moradia in Rua 25 de Abril, 67, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 3Andar de moradia in Rua 25 de Abril, 67, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 4Andar de moradia in Rua 25 de Abril, 67, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bvillamid-range

Andar de moradia in Rua 25 de Abril, 67, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€490,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €44,658/yr
Average Daily Rate: €349
Payback Period: 13.5 years
5-yr Capital Value: €643,853
10-yr Capital Value: €783,345
Brixfox Score: 64.2 / 100
Comparable Properties: 17
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€571,210

+16.6% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation (est. €55/m² × 172 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,460
(€5,160–€13,760)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€571,210

Gross yield (asking price)

9.1%

True gross yield (all-in)

7.8%

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: 172 m²
Land: 151 m²
Style: portuguese-traditional
Condition: good
Year Built: 1981
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched verandayellow balustrade

Score Breakdown

ROI
19.15
Visual Appeal
8.8
Ownership Security
13
Location
10.2
Land & Space
3.59
Rental Demand
3.5
Payback Speed
3
STR Suitability
3

Description

3 bedroom villa just 330 m from Olhos de Água Beach Discover this magnificent 3 bedroom villa completely refurbished, located in one of the most exclusive and sought-after areas of the Algarve — Olhos de Água, in Albufeira. With a privileged location, just 330 meters from the beach, this property combines comfort, ele

Location

📍 37.0923°N, 8.1884°W

· Albufeira, Algarve, Portugal

View on Real One - Real Estate & Property Management →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Andar de moradia in Rua 25 de Abril, 67, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
172 m²
Land Plot
151 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 6.2% 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
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$121K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$2,757/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
16.1 yr
Rental only

Property details

Year built: 1981
Energy: D
Condition: good

Description

3 bedroom villa just 330 m from Olhos de Água Beach Discover this magnificent 3 bedroom villa completely refurbished, located in one of the most exclusive and sought-after areas of the Algarve — Olhos de Água, in Albufeira. With a privileged location, just 330 meters from the beach, this property combines comfort, ele

Income Breakdown

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Nightly Rate (ADR)
$512/night
50% ($235)Brixfox estimate($512/night)200% ($941)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$33,082
Airbnb data$512/night · 35% occupancy
Rental income
$512/night · 35% occ.
$65,411
Running costs (20%)
Utilities, cleaning, maintenance
-$13,082
Income tax (10%)
Indonesian rental income tax
-$18,315
Property tax
Annual property tax
-$932
Net income
6.2% ROI
$33,082

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$532,609
IMT (transfer tax, investment schedule)$29,380
Imposto de Selo (stamp duty)$4,261
Notary & registration$1,359
Legal / due diligence$7,989
Total acquisition costs$42,989
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,283
($5,609–$14,957)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$618,707

Gross yield (asking)

12.3%

True gross yield (all-in)

10.6%

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.

$3.5M$2.6M$1.7M$873K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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
$596K
+22%
Rental Income
+$162K
Total Position
$758K
+55%
9.1%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$349K
Total Position
$1.1M
+119%
8.2%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$818K
Total Position
$1.9M
+286%
7.0%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.4M
Total Position
$3.0M
+520%
6.3%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$471 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
151 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $471 — 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 35% — 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.
7.2%
$3,190/mo
40% occ.
9.6%
$4,280/mo
35% occ.
8.4%
$3,738/mo
current
45% occ.
10.9%
$4,828/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.