House in São Rafael, Albufeira e Olhos de Água
House in São Rafael, Albufeira e Olhos de Água — image 2House in São Rafael, Albufeira e Olhos de Água — image 3House in São Rafael, Albufeira e Olhos de Água — image 4House in São Rafael, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

House in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€5.5M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

1.6%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.2 months ago and is currently at 27% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €99,045/yr
Average Daily Rate: €546
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 304.3 years
5-yr Capital Value: €7.0M
10-yr Capital Value: €8.1M
Brixfox Score: 62.1 / 100
Comparable Properties: 19
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€6.1M

+10.8% over asking

Asking price€5.5M
IMT — Property transfer tax (investment schedule)€412,500
IS — Stamp duty (0.8%)€44,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€82,500
Total acquisition costs€540,250
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€6.1M

Gross yield (asking price)

1.8%

True gross yield (all-in)

1.6%

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: 3
Bathrooms: 4
Building: 321 m²
Land: 1236 m²
Style: modern
Condition: excellent
Year Built: 2010
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

floor-to-ceiling glass wallsextensive wooden deckinginfinity-edge poollush palm tree landscapingoceanfront location

Score Breakdown

ROI
1.32
Visual Appeal
16.6
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
4.97
Payback Speed
0
STR Suitability
4

Description

Contemporary First Line Villa with Swimming Pool, Jacuzzi and Steam Room, located in São Rafael with direct access to the beaches. Discover this fantastic property of timeless architecture, located in a hidden refuge in São Rafael, consisting of 3 suites, living and dining room with two fireplaces, 1 service bathroom and a professional-sized kitchen. In the master suite, one of the highlights of this property, we find a hall, the steam room (turkish bath), an open closet, the bedroom and a bathr

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on Principal Sociedade de Mediação Imobiliária, Lda. →Listed via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 5
Principal Sociedade de Mediação Imobiliária, Lda.
3-bedroom freehold villa in Albufeira — photo 2 of 5
3-bedroom freehold villa in Albufeira — photo 3 of 5
3-bedroom freehold villa in Albufeira — photo 4 of 5
3-bedroom freehold villa in Albufeira — photo 5 of 5

House in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6826 Source verified · Principal Sociedade de Mediação Imobiliária, Lda. · listed 3 Jun 2026
Asking price · Freehold
$5,978,261
Inquire — direct to agent
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
321 m²
Land
1236 m²
Brixfox Score 62 · BFinancial analysis ↓

Property details

Year built: 2010
Energy: B-
Condition: excellent

Description

Contemporary First Line Villa with Swimming Pool, Jacuzzi and Steam Room, located in São Rafael with direct access to the beaches. Discover this fantastic property of timeless architecture, located in a hidden refuge in São Rafael, consisting of 3 suites, living and dining room with two fireplaces, 1 service bathroom and a professional-sized kitchen. In the master suite, one of the highlights of this property, we find a hall, the steam room (turkish bath), an open closet, the bedroom and a bathr

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +45% · Low Jan -30%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 9.8% of price, auto-calculated
$587,228
IMT (transfer tax, investment schedule)$448,370
Imposto de Selo (stamp duty)$47,826
Notary & registration$1,359
Legal fees$89,674
Renovation budget· Move-in ready. No renovation budgeted.
€
Furniture & STR launch· default ≈ $18,587/bedroom
€
All-in investment
$6,621,250
+10.8% over asking

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%4.5% · Albufeira 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Albufeira

Central Algarve, Approximate area

Loading Map...

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
1.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$700 per night
Visual Appeal
Strong
9/10 visual appeal
Size & Space
Strong
1236 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $700 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
Generous 1236 m² land — room for expansion or amenities

Watch Out

Yield of 1.1% is below the market average — model your cashflow carefully
Occupancy at 50% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
0.7%
$3,608/mo
40% occ.
1.0%
$4,811/mo
50% occ.
1.2%
$5,981/mo
current
60% occ.
1.4%
$7,183/mo
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.