Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água
Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 2Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 3Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 4Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.2M

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% 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: €86,587/yr
Average Daily Rate: €487
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 31.1 years
5-yr Capital Value: €2.9M
10-yr Capital Value: €3.5M
Brixfox Score: 67.8 / 100
Comparable Properties: 12
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€2.5M

+12.1% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€165,000
IS — Stamp duty (0.8%)€17,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€33,000
Total acquisition costs€216,850
Renovation (est. €55/m² × 225 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,375
(€6,750–€18,000)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€2.5M

Gross yield (asking price)

3.9%

True gross yield (all-in)

3.5%

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
Bathrooms: 4
Building: 225 m²
Land: 1000 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese roof tilesstone retaining wallbalconies

Score Breakdown

ROI
11.57
Visual Appeal
13.2
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
4.87
Payback Speed
0
STR Suitability
3

Description

Discover the magnificence of this luxury 4-bedroom villa, located in the prestigious Marina de Albufeira, offering a breathtaking sea view. This property stands out for its four spacious suites, each elegantly decorated, providing an environment of comfort and sophistication. Fully furnished, the house features a moder

Location

📍 37.0901°N, 8.2666°W

· Albufeira, Algarve, Portugal

View on Chave Nova Albufeira →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
225 m²
Land Plot
1000 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$542K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$5,190/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
38.4 yr
Rental only

Property details

Energy: A
Condition: good

Description

Discover the magnificence of this luxury 4-bedroom villa, located in the prestigious Marina de Albufeira, offering a breathtaking sea view. This property stands out for its four spacious suites, each elegantly decorated, providing an environment of comfort and sophistication. Fully furnished, the house features a moder

Income Breakdown

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Nightly Rate (ADR)
$719/night
50% ($331)Brixfox estimate($719/night)200% ($1322)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$62,285
Airbnb data$719/night · 49% occupancy
Rental income
$719/night · 49% occ.
$127,826
Running costs (20%)
Utilities, cleaning, maintenance
-$25,565
Income tax (10%)
Indonesian rental income tax
-$35,791
Property tax
Annual property tax
-$4,185
Net income
2.6% ROI
$62,285

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$2,391,304
IMT (transfer tax, investment schedule)$179,348
Imposto de Selo (stamp duty)$19,130
Notary & registration$1,359
Legal / due diligence$35,870
Total acquisition costs$235,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,451
($7,337–$19,565)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$2,679,103

Gross yield (asking)

5.3%

True gross yield (all-in)

4.8%

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.

$11.3M$8.5M$5.7M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.2M
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.7M
+22%
Rental Income
+$304K
Total Position
$3.0M
+35%
6.3%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$657K
Total Position
$3.9M
+78%
5.9%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$1.5M
Total Position
$6.4M
+189%
5.5%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$2.7M
Total Position
$9.9M
+348%
5.1%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$661 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $661 — positioned in the top tier
Generous 1000 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.6% 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.
2.1%
$4,242/mo
40% occ.
2.9%
$5,772/mo
49% occ.
3.6%
$7,108/mo
current
59% occ.
4.3%
$8,638/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.