Detached house in Caminho do Pontão, 21, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água
Detached house in Caminho do Pontão, 21, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 2Detached house in Caminho do Pontão, 21, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 3Detached house in Caminho do Pontão, 21, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 4Detached house in Caminho do Pontão, 21, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Detached house in Caminho do Pontão, 21, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€379,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €33,690/yr
Average Daily Rate: €235
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 14.0 years
5-yr Capital Value: €498,000
10-yr Capital Value: €605,894
Brixfox Score: 68.9 / 100
Comparable Properties: 47
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€442,517

+16.8% over asking

Asking price€379,000
IMT — Property transfer tax (investment schedule)€18,150
IS — Stamp duty (0.8%)€3,032
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,685
Total acquisition costs€28,117
Renovation (est. €55/m² × 110 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,050
(€3,300–€8,800)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€442,517

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.6%

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: 2
Bathrooms: 2
Building: 110 m²
Style: portuguese-traditional
Condition: good
Year Built: 1995
Energy Certificate: E
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional Portuguese azulejosoval swimming pooloutdoor seating area with shedornate window grilles

Score Breakdown

ROI
18.79
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
4.2
Rental Demand
3.93
Payback Speed
3
STR Suitability
3

Description

The villa is located in a private condominium with swimming pool, in a privileged location, just minutes from the beach, golf course, cliffs, Vilamoura, Olhos de Água and Albufeira, but keeping away from the hustle and bustle. The house offers well-decorated and cozy spaces, combining rustic and classic styles with th

Location

📍 37.1077°N, 8.1991°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Detached house in Caminho do Pontão, 21, Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
110 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+10.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$93K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$2,064/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
16.6 yr
Rental only

Property details

Year built: 1995
Energy: E
Condition: good

Description

The villa is located in a private condominium with swimming pool, in a privileged location, just minutes from the beach, golf course, cliffs, Vilamoura, Olhos de Água and Albufeira, but keeping away from the hustle and bustle. The house offers well-decorated and cozy spaces, combining rustic and classic styles with th

Income Breakdown

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Nightly Rate (ADR)
$342/night
50% ($157)Brixfox estimate($342/night)200% ($629)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$24,765
Airbnb data$342/night · 39% occupancy
Rental income
$342/night · 39% occ.
$49,011
Running costs (20%)
Utilities, cleaning, maintenance
-$9,802
Income tax (10%)
Indonesian rental income tax
-$13,723
Property tax
Annual property tax
-$721
Net income
6.0% ROI
$24,765

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$411,957
IMT (transfer tax, investment schedule)$19,728
Imposto de Selo (stamp duty)$3,296
Notary & registration$1,359
Legal / due diligence$6,179
Total acquisition costs$30,562
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,576
($3,587–$9,565)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$478,823

Gross yield (asking)

11.9%

True gross yield (all-in)

10.2%

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.

$2.7M$2.0M$1.3M$665K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $379K
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
$461K
+22%
Rental Income
+$121K
Total Position
$582K
+54%
9.0%/yr
Year 10
Capital Value
$561K
+48%
Rental Income
+$261K
Total Position
$822K
+117%
8.1%/yr
Year 20
Capital Value
$830K
+119%
Rental Income
+$612K
Total Position
$1.4M
+281%
6.9%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.1M
Total Position
$2.3M
+510%
6.2%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$315 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $315 — 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 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.
6.2%
$2,124/mo
40% occ.
8.3%
$2,852/mo
current
39% occ.
8.2%
$2,799/mo
current
49% occ.
10.3%
$3,527/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.