Detached house in Estrada de Olhos de Água, Nn, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
Detached house in Estrada de Olhos de Água, Nn, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 2Detached house in Estrada de Olhos de Água, Nn, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 3Detached house in Estrada de Olhos de Água, Nn, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 4Detached house in Estrada de Olhos de Água, Nn, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

Detached house in Estrada de Olhos de Água, Nn, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€995,000

Asking Price (EUR)

25.5%

True Net Yield (Owner, all-in)

17.6%

True Net Yield (Managed, all-in)

39.2%

True Gross Yield

61%

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: €445,594/yr
Average Daily Rate: €1989
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 2.8 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 84.5 / 100
Comparable Properties: 5
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+14.3% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation (est. €55/m² × 243 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,365
(€7,290–€19,440)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

44.8%

True gross yield (all-in)

39.2%

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: 4
Building: 243 m²
Land: 1365 m²
Style: portuguese-traditional
Condition: good
Year Built: 2001
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private pooloutdoor dining areatraditional Portuguese tile accents

Score Breakdown

ROI
25
Visual Appeal
10.2
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
6.14
Payback Speed
5
STR Suitability
3

Description

5-Bedroom Villa with Pool and 1365m² Plot This spacious villa features 5 bedrooms and 4 bathrooms, perfect for a large family or anyone seeking plenty of space and comfort. The home includes a large living room with a fireplace, creating a cozy atmosphere, and is equipped with air conditioning in every room, ensuring

Location

📍 37.0975°N, 8.1864°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Detached house in Estrada de Olhos de Água, Nn, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
243 m²
Land Plot
1365 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 30.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score85
GradeA
Brixfox Intelligence
85AExcellent
Score Breakdown
ROI & Yield94%
Capital Growth89%
Risk Profile86%
Market Demand85%

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
+35.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$245K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
30.0%
$27,760/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
3 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.2 yr
Rental only

Property details

Year built: 2001
Energy: C
Condition: good

Description

5-Bedroom Villa with Pool and 1365m² Plot This spacious villa features 5 bedrooms and 4 bathrooms, perfect for a large family or anyone seeking plenty of space and comfort. The home includes a large living room with a fireplace, creating a cozy atmosphere, and is equipped with air conditioning in every room, ensuring

Income Breakdown

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Nightly Rate (ADR)
$2,875/night
50% ($1323)Brixfox estimate($2,875/night)200% ($5290)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$333,124
Airbnb data$2,875/night · 61% occupancy
Rental income
$2,875/night · 61% occ.
$644,263
Running costs (20%)
Utilities, cleaning, maintenance
-$128,853
Income tax (10%)
Indonesian rental income tax
-$180,394
Property tax
Annual property tax
-$1,893
Net income
30.0% ROI
$333,124

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$1,081,522
IMT (transfer tax, investment schedule)$64,891
Imposto de Selo (stamp duty)$8,652
Notary & registration$1,359
Legal / due diligence$16,223
Total acquisition costs$91,125
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,527
($7,924–$21,130)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,234,348

Gross yield (asking)

59.6%

True gross yield (all-in)

52.2%

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.

$20.5M$15.4M$10.2M$5.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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 4: rental income alone has repaid the full purchase price.
2x return
Year 3: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$1.6M
Total Position
$2.8M
+185%
23.3%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$3.5M
Total Position
$5.0M
+401%
17.5%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$8.2M
Total Position
$10.4M
+947%
12.5%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$14.6M
Total Position
$17.8M
+1690%
10.1%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
30.0% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$2645 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1365 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 30.0% — outperforms most villas in this market
Premium nightly rate of $2645 — positioned in the top tier
Generous 1365 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

41% occ.
27.9%
$25,181/mo
51% occ.
34.7%
$31,302/mo
61% occ.
41.5%
$37,424/mo
current
71% occ.
48.3%
$43,546/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.