Detached house in Rua da Boca da Alagoa, Salgados, Guia
Grade B+villaluxury

Detached house in Rua da Boca da Alagoa, Salgados, Guia

Albufeira · Central Algarve ·

€1.6M

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

46%

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: €92,664/yr
Average Daily Rate: €549
+12.0% vs area baselineImage quality 9/10 (+6%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 22.0 years
5-yr Capital Value: €2.2M
10-yr Capital Value: €2.6M
Brixfox Score: 66.4 / 100
Comparable Properties: 4
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€1.9M

+13.5% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€123,000
IS — Stamp duty (0.8%)€13,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,600
Total acquisition costs€161,970
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

5.7%

True gross yield (all-in)

5.0%

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
Building: 327 m²
Style: minimalist
Condition: excellent
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated LED strip lightingtextured accent wallslow-profile modular seatingnatural material palette

Score Breakdown

ROI
14.78
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.62
Payback Speed
1
STR Suitability
3

Description

ELEGANCE REFUGE - T4 VILLA IN HERDADE DOS SALGADOS Welcome to Herdade dos Salgados, where luxury and nature meet in perfect harmony. This magnificent T4 villa has been renovated to a superior quality standard, with a unique project signed by ARTSPAZIOS, and offers a sophisticated and relaxing lifestyle, ideal for thos

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

View on VS BROTHERS REAL ESTATE →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Rua da Boca da Alagoa, Salgados, Guia

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
327 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$404K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$5,571/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.7 yr
Rental only

Property details

Condition: excellent

Description

ELEGANCE REFUGE - T4 VILLA IN HERDADE DOS SALGADOS Welcome to Herdade dos Salgados, where luxury and nature meet in perfect harmony. This magnificent T4 villa has been renovated to a superior quality standard, with a unique project signed by ARTSPAZIOS, and offers a sophisticated and relaxing lifestyle, ideal for thos

Income Breakdown

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Nightly Rate (ADR)
$798/night
50% ($367)Brixfox estimate($798/night)200% ($1468)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$66,855
Airbnb data$798/night · 46% occupancy
Rental income
$798/night · 46% occ.
$134,567
Running costs (20%)
Utilities, cleaning, maintenance
-$26,913
Income tax (10%)
Indonesian rental income tax
-$37,679
Property tax
Annual property tax
-$3,120
Net income
3.8% ROI
$66,855

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$1,782,609
IMT (transfer tax, investment schedule)$133,696
Imposto de Selo (stamp duty)$14,261
Notary & registration$1,359
Legal / due diligence$26,739
Total acquisition costs$176,054
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$2,021,326

Gross yield (asking)

7.5%

True gross yield (all-in)

6.7%

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.

$9.5M$7.1M$4.7M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.0M
+22%
Rental Income
+$327K
Total Position
$2.3M
+42%
7.2%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$705K
Total Position
$3.1M
+91%
6.7%/yr
Year 20
Capital Value
$3.6M
+119%
Rental Income
+$1.7M
Total Position
$5.2M
+220%
6.0%/yr
Year 30
Capital Value
$5.3M
+224%
Rental Income
+$2.9M
Total Position
$8.2M
+403%
5.5%/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
Average
3.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$734 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 $734 — 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 3.8% is near 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.
3.3%
$4,834/mo
40% occ.
4.4%
$6,533/mo
46% occ.
5.1%
$7,590/mo
current
56% occ.
6.3%
$9,289/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.