Detached house in Avenida Infante Dom Henrique, Forte São João, Albufeira e Olhos de Água
Detached house in Avenida Infante Dom Henrique, Forte São João, Albufeira e Olhos de Água — image 2Detached house in Avenida Infante Dom Henrique, Forte São João, Albufeira e Olhos de Água — image 3Detached house in Avenida Infante Dom Henrique, Forte São João, Albufeira e Olhos de Água — image 4Detached house in Avenida Infante Dom Henrique, Forte São João, Albufeira e Olhos de Água — image 5
Grade A+villamid-range

Detached house in Avenida Infante Dom Henrique, Forte São João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.9M

Asking Price (EUR)

9.2%

True Net Yield (Owner, all-in)

6.4%

True Net Yield (Managed, all-in)

14.2%

True Gross Yield

64%

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: €298,949/yr
Average Daily Rate: €1270
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 7.7 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €3.0M
Brixfox Score: 86.8 / 100
Comparable Properties: 3
Data Confidence: 58%
Search Radius: 3 km

True Investment Cost

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

€2.1M

+13.6% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€138,750
IS — Stamp duty (0.8%)€14,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,750
Total acquisition costs€182,550
Renovation (est. €55/m² × 333 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,315
(€9,990–€26,640)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,750
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

16.2%

True gross yield (all-in)

14.2%

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: 6
Bathrooms: 6
Building: 333 m²
Land: 1669 m²
Style: portuguese-traditional
Condition: good
Year Built: 1992
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional Portuguese mosaic entrancerooftop terraceproximity to the beach

Score Breakdown

ROI
25
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
6.45
Payback Speed
5
STR Suitability
3

Description

This unique property consists of: Housing, Restaurant and land with construction viability. It is located in a privileged location, very close to Alemães beach. With high potential for all types of business. As a restaurant, it has created a solid image in the market. Highly sought after by foreign and national custo

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Century21 Tipy Family →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Avenida Infante Dom Henrique, Forte São João, Albufeira e Olhos de Água

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
333 m²
Land Plot
1669 m²
Tenure
Freehold
Yield Curve Status

Grade A+ investment — short-term rental yields 11.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score87
GradeA+
Brixfox Intelligence
87A+Excellent
Score Breakdown
ROI & Yield96%
Capital Growth91%
Risk Profile88%
Market Demand87%

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
+15.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$455K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.0%
$18,424/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.1 yr
Rental only

Property details

Year built: 1992
Energy: D
Condition: good

Description

This unique property consists of: Housing, Restaurant and land with construction viability. It is located in a privileged location, very close to Alemães beach. With high potential for all types of business. As a restaurant, it has created a solid image in the market. Highly sought after by foreign and national custo

Income Breakdown

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Nightly Rate (ADR)
$1,836/night
50% ($844)Brixfox estimate($1,836/night)200% ($3377)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$221,088
Airbnb data$1,836/night · 64% occupancy
Rental income
$1,836/night · 64% occ.
$431,936
Running costs (20%)
Utilities, cleaning, maintenance
-$86,387
Income tax (10%)
Indonesian rental income tax
-$120,942
Property tax
Annual property tax
-$3,519
Net income
11.0% ROI
$221,088

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$2,010,870
IMT (transfer tax, investment schedule)$150,815
Imposto de Selo (stamp duty)$16,087
Notary & registration$1,359
Legal / due diligence$30,163
Total acquisition costs$198,424
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$19,908
($10,859–$28,957)
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$52,989
All-in investment$2,282,190

Gross yield (asking)

21.5%

True gross yield (all-in)

18.9%

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.

$18.0M$13.5M$9.0M$4.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.3M
+22%
Rental Income
+$1.1M
Total Position
$3.3M
+80%
12.5%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$2.3M
Total Position
$5.1M
+174%
10.6%/yr
Year 20
Capital Value
$4.1M
+119%
Rental Income
+$5.5M
Total Position
$9.5M
+415%
8.5%/yr
Year 30
Capital Value
$6.0M
+224%
Rental Income
+$9.7M
Total Position
$15.7M
+747%
7.4%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.0% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$1689 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1669 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.0% — outperforms most villas in this market
Premium nightly rate of $1689 — positioned in the top tier
Generous 1669 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

44% occ.
10.2%
$17,087/mo
54% occ.
12.5%
$20,995/mo
64% occ.
14.9%
$24,903/mo
current
74% occ.
17.2%
$28,811/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.