Detached house in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
Detached house in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 2Detached house in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 3Detached house in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 4Detached house in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

Detached house in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€3.5M

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

53%

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: €186,540/yr
Average Daily Rate: €970
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 23.1 years
5-yr Capital Value: €4.6M
10-yr Capital Value: €5.6M
Brixfox Score: 71.4 / 100
Comparable Properties: 4
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€3.9M

+12.1% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€79,850
All-in investment (incl. renovation & furnishing)€3.9M

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.8%

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: 6
Bathrooms: 8
Building: 625 m²
Land: 1276 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: Not indicated
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roof with greenerylarge glass balconiesdark brown accent panelsmultiple outdoor living areasintegrated outdoor kitchen/bar area

Score Breakdown

ROI
14.44
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
10.72
Rental Demand
5.27
Payback Speed
1
STR Suitability
3

Description

- Contemporary villa with premium location and finishes 700m from São Rafael beach, Albufeira to be built on a 1276m2 corner plot, 40 minutes from the international airport of Faro. - Surrounded by all the best that the Algarve has to offer, such as golf courses, beaches, warm waters, a marina just minutes away and

Location

📍 37.0800°N, 8.2850°W

· Albufeira, Algarve, Portugal

View on Century 21 Nações →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Inventory
6 Beds
Bathrooms
8 Baths
Built Area
625 m²
Land Plot
1276 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$862K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$11,298/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
28.1 yr
Rental only

Property details

Year built: 2024
Energy: Not indicated
Condition: new-build

Description

- Contemporary villa with premium location and finishes 700m from São Rafael beach, Albufeira to be built on a 1276m2 corner plot, 40 minutes from the international airport of Faro. - Surrounded by all the best that the Algarve has to offer, such as golf courses, beaches, warm waters, a marina just minutes away and

Income Breakdown

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Nightly Rate (ADR)
$1,422/night
50% ($654)Brixfox estimate($1,422/night)200% ($2617)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$135,579
Airbnb data$1,422/night · 53% occupancy
Rental income
$1,422/night · 53% occ.
$273,533
Running costs (20%)
Utilities, cleaning, maintenance
-$54,707
Income tax (10%)
Indonesian rental income tax
-$76,589
Property tax
Annual property tax
-$6,658
Net income
3.6% ROI
$135,579

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$3,804,348
IMT (transfer tax, investment schedule)$285,326
Imposto de Selo (stamp duty)$30,435
Notary & registration$1,359
Legal / due diligence$57,065
Total acquisition costs$374,185
RenovationMove-in ready
Furnishing & STR launch
6bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$84,620
All-in investment$4,263,152

Gross yield (asking)

7.2%

True gross yield (all-in)

6.4%

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.

$19.9M$14.9M$9.9M$5.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.5M
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.
Paid back
Year 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+22%
Rental Income
+$662K
Total Position
$4.9M
+41%
7.1%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$1.4M
Total Position
$6.6M
+89%
6.6%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$3.4M
Total Position
$11.0M
+215%
5.9%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$5.9M
Total Position
$17.3M
+394%
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
3.6% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$1308 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1276 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1308 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1276 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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

33% occ.
2.9%
$9,344/mo
43% occ.
3.9%
$12,372/mo
53% occ.
4.9%
$15,400/mo
current
63% occ.
5.8%
$18,428/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.