House in Caminho do Banco, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água
House in Caminho do Banco, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 2House in Caminho do Banco, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 3House in Caminho do Banco, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 4House in Caminho do Banco, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

House in Caminho do Banco, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€4.5M

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

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: €139,979/yr
Average Daily Rate: €1089
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 39.6 years
5-yr Capital Value: €5.9M
10-yr Capital Value: €7.2M
Brixfox Score: 63.9 / 100
Comparable Properties: 16
Data Confidence: 71%
Search Radius: 6 km

True Investment Cost

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

€5.0M

+11.4% over asking

Asking price€4.5M
IMT — Property transfer tax (investment schedule)€337,500
IS — Stamp duty (0.8%)€36,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€67,500
Total acquisition costs€442,250
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€5.0M

Gross yield (asking price)

3.1%

True gross yield (all-in)

2.8%

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: 5
Bathrooms: 4
Building: 9940 m²
Land: 9940 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large terraced outdoor living spacestraditional terracotta roof tilescurved swimming poollush Mediterranean landscaping

Score Breakdown

ROI
10.6
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
9.33
Rental Demand
3.52
Payback Speed
0
STR Suitability
3

Description

Just minutes from the ocean, this exceptional villa blends sophistication, functionality, and well-being in every detail.Located steps away from Praia da Falésia, one of the region's most iconic beaches, this property sits on a large landscaped plot, and it features five generous bedrooms, three of which are en suite,

Location

📍 37.0995°N, 8.1673°W

· Albufeira, Algarve, Portugal

View on OliveHomes.com →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

House in Caminho do Banco, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
9940 m²
Land Plot
9940 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.0% 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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$1.1M in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$8,180/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
49.8 yr
Rental only

Property details

Energy: D
Condition: excellent

Description

Just minutes from the ocean, this exceptional villa blends sophistication, functionality, and well-being in every detail.Located steps away from Praia da Falésia, one of the region's most iconic beaches, this property sits on a large landscaped plot, and it features five generous bedrooms, three of which are en suite,

Income Breakdown

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Nightly Rate (ADR)
$1,596/night
50% ($734)Brixfox estimate($1,596/night)200% ($2938)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$98,163
Airbnb data$1,596/night · 35% occupancy
Rental income
$1,596/night · 35% occ.
$205,236
Running costs (20%)
Utilities, cleaning, maintenance
-$41,047
Income tax (10%)
Indonesian rental income tax
-$57,466
Property tax
Annual property tax
-$8,560
Net income
2.0% ROI
$98,163

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$4,891,304
IMT (transfer tax, investment schedule)$366,848
Imposto de Selo (stamp duty)$39,130
Notary & registration$1,359
Legal / due diligence$73,370
Total acquisition costs$480,707
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$5,447,011

Gross yield (asking)

4.2%

True gross yield (all-in)

3.8%

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.

$21.7M$16.3M$10.9M$5.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.5M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$5.5M
+22%
Rental Income
+$479K
Total Position
$6.0M
+32%
5.8%/yr
Year 10
Capital Value
$6.7M
+48%
Rental Income
+$1.0M
Total Position
$7.7M
+71%
5.5%/yr
Year 20
Capital Value
$9.9M
+119%
Rental Income
+$2.4M
Total Position
$12.3M
+173%
5.2%/yr
Year 30
Capital Value
$14.6M
+224%
Rental Income
+$4.3M
Total Position
$18.9M
+320%
4.9%/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
2.0% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$1469 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
9940 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1469 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 9940 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% 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.
2.3%
$9,484/mo
40% occ.
3.2%
$12,883/mo
35% occ.
2.8%
$11,259/mo
current
45% occ.
3.6%
$14,658/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.