House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água
House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 2House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 3House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 4House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€750,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.4%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €80,816/yr
Average Daily Rate: €505
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 11.6 years
5-yr Capital Value: €985,489
10-yr Capital Value: €1.2M
Brixfox Score: 75.9 / 100
Comparable Properties: 30
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€856,560

+14.2% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation (est. €55/m² × 152 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,360
(€4,560–€12,160)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€856,560

Gross yield (asking price)

10.8%

True gross yield (all-in)

9.4%

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: 152 m²
Land: 302 m²
Style: portuguese-traditional
Condition: good
Year Built: 1974
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced architectureprivate poolsea viewoutdoor dining pergola

Score Breakdown

ROI
21.04
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
7.48
Rental Demand
4.39
Payback Speed
4
STR Suitability
3

Description

This lovely traditional style villa is ideally situated just a short walk from Albufeira's historic old town, its stunning beaches, and the Marina. Elevated above the surrounding area, it enjoys excellent sea views. The lower ground floor also features a galley kitchen, utility room, and guest bathroom. On the first f

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Cerro Novo →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
152 m²
Land Plot
302 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$185K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$4,941/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.7 yr
Rental only

Property details

Year built: 1974
Energy: C
Condition: good

Description

This lovely traditional style villa is ideally situated just a short walk from Albufeira's historic old town, its stunning beaches, and the Marina. Elevated above the surrounding area, it enjoys excellent sea views. The lower ground floor also features a galley kitchen, utility room, and guest bathroom. On the first f

Income Breakdown

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Nightly Rate (ADR)
$729/night
50% ($336)Brixfox estimate($729/night)200% ($1342)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$59,290
Airbnb data$729/night · 44% occupancy
Rental income
$729/night · 44% occ.
$116,763
Running costs (20%)
Utilities, cleaning, maintenance
-$23,353
Income tax (10%)
Indonesian rental income tax
-$32,694
Property tax
Annual property tax
-$1,427
Net income
7.3% ROI
$59,290

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$815,217
IMT (transfer tax, investment schedule)$48,913
Imposto de Selo (stamp duty)$6,522
Notary & registration$1,359
Legal / due diligence$12,228
Total acquisition costs$69,022
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,087
($4,957–$13,217)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$928,870

Gross yield (asking)

14.3%

True gross yield (all-in)

12.6%

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.

$5.8M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$912K
+22%
Rental Income
+$290K
Total Position
$1.2M
+60%
9.9%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$625K
Total Position
$1.7M
+131%
8.8%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.5M
Total Position
$3.1M
+315%
7.4%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.6M
Total Position
$5.0M
+570%
6.5%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.3% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$671 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
302 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $671 — 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 44% — 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.
6.7%
$4,540/mo
40% occ.
9.0%
$6,093/mo
44% occ.
9.9%
$6,692/mo
current
54% occ.
12.1%
$8,245/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.