Detached house in Centro Antigo, Albufeira, Albufeira e Olhos de Água
Detached house in Centro Antigo, Albufeira, Albufeira e Olhos de Água — image 2Detached house in Centro Antigo, Albufeira, Albufeira e Olhos de Água — image 3Detached house in Centro Antigo, Albufeira, Albufeira e Olhos de Água — image 4Detached house in Centro Antigo, Albufeira, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

Detached house in Centro Antigo, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€8.5M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.6%

True Gross Yield

38%

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: €151,290/yr
Average Daily Rate: €1095
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 69.4 years
5-yr Capital Value: €11.2M
10-yr Capital Value: €13.6M
Brixfox Score: 64.3 / 100
Comparable Properties: 5
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€9.4M

+10.7% over asking

Asking price€8.5M
IMT — Property transfer tax (investment schedule)€637,500
IS — Stamp duty (0.8%)€68,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€127,500
Total acquisition costs€834,250
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€9.4M

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: 5
Bathrooms: 5
Building: 1023 m²
Land: 1290 m²
Style: contemporary
Condition: excellent
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolrooftop hot tub with ocean viewlarge glass sliding doorsmultiple outdoor lounge areas

Score Breakdown

ROI
9.08
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
9.68
Rental Demand
3.78
Payback Speed
0
STR Suitability
3

Description

Unique independent house located in the most exclusive area of Albufeira, close to all services, 5 or 10 minutes by car. In addition to the absolutely stunning view visible from any room in the house, you can also benefit from a very complete villa consisting of 5 suites, 2 indoor rooms, 2 outdoor rooms, kitchen, cinem

Location

📍 37.0882°N, 8.2545°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Detached house in Centro Antigo, Albufeira, Albufeira e Olhos de Água

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
1023 m²
Land Plot
1290 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$2.1M in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$8,240/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
93.4 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

Unique independent house located in the most exclusive area of Albufeira, close to all services, 5 or 10 minutes by car. In addition to the absolutely stunning view visible from any room in the house, you can also benefit from a very complete villa consisting of 5 suites, 2 indoor rooms, 2 outdoor rooms, kitchen, cinem

Income Breakdown

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Nightly Rate (ADR)
$1,602/night
50% ($737)Brixfox estimate($1,602/night)200% ($2947)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$98,875
Airbnb data$1,602/night · 38% occupancy
Rental income
$1,602/night · 38% occ.
$221,237
Running costs (20%)
Utilities, cleaning, maintenance
-$44,247
Income tax (10%)
Indonesian rental income tax
-$61,946
Property tax
Annual property tax
-$16,168
Net income
1.1% ROI
$98,875

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$9,239,130
IMT (transfer tax, investment schedule)$692,935
Imposto de Selo (stamp duty)$73,913
Notary & registration$1,359
Legal / due diligence$138,587
Total acquisition costs$906,793
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$10,220,924

Gross yield (asking)

2.4%

True gross yield (all-in)

2.2%

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.

$36.7M$27.5M$18.3M$9.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $8.5M
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$10.3M
+22%
Rental Income
+$483K
Total Position
$10.8M
+27%
5.0%/yr
Year 10
Capital Value
$12.6M
+48%
Rental Income
+$1.0M
Total Position
$13.6M
+60%
4.8%/yr
Year 20
Capital Value
$18.6M
+119%
Rental Income
+$2.4M
Total Position
$21.1M
+148%
4.6%/yr
Year 30
Capital Value
$27.6M
+224%
Rental Income
+$4.3M
Total Position
$31.9M
+275%
4.5%/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
Weak
1.1% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$1474 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1290 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1474 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1290 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.1% 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.
1.2%
$8,884/mo
40% occ.
1.6%
$12,294/mo
38% occ.
1.5%
$11,557/mo
current
48% occ.
1.9%
$14,968/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.