Detached house in Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água
Detached house in Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 2Detached house in Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 3Detached house in Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 4Detached house in Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

Detached house in Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.1M

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.7%

True Gross Yield

60%

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: €142,311/yr
Average Daily Rate: €652
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 10.1 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 84 / 100
Comparable Properties: 6
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+15.5% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,250
IS — Stamp duty (0.8%)€9,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,250
Total acquisition costs€113,950
Renovation (est. €55/m² × 250 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,750
(€7,500–€20,000)
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)€1.3M

Gross yield (asking price)

12.4%

True gross yield (all-in)

10.7%

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: 250 m²
Land: 812 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered-terrace-diningpool-with-integrated-stepstraditional-white-washed-exterior

Score Breakdown

ROI
23.03
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.98
Payback Speed
4
STR Suitability
3

Description

Detached villa with pool for sale in Qta do Poço, Albufeira Located in Quinta do Poço, in Olhos de Água, Albufeira, in a quiet and privileged area, close to the beaches of Santa Eulália and Maria Luísa. This villa stands out for its generous areas and excellent outdoor spaces, including a garden, swimming pool, barbe

Location

📍 37.1069°N, 8.1969°W

· Albufeira, Algarve, Portugal

View on Casa 10 - Mediação Imobiliária →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Vale da Azinheira, Olhos de Água, Albufeira e Olhos de Água

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
250 m²
Land Plot
812 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score84
GradeA
Brixfox Intelligence
84AExcellent
Score Breakdown
ROI & Yield92%
Capital Growth88%
Risk Profile85%
Market Demand84%

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
+13.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$283K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$8,734/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Property details

Energy: B
Condition: good

Description

Detached villa with pool for sale in Qta do Poço, Albufeira Located in Quinta do Poço, in Olhos de Água, Albufeira, in a quiet and privileged area, close to the beaches of Santa Eulália and Maria Luísa. This villa stands out for its generous areas and excellent outdoor spaces, including a garden, swimming pool, barbe

Income Breakdown

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Nightly Rate (ADR)
$943/night
50% ($434)Brixfox estimate($943/night)200% ($1735)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$104,808
Airbnb data$943/night · 60% occupancy
Rental income
$943/night · 60% occ.
$205,760
Running costs (20%)
Utilities, cleaning, maintenance
-$41,152
Income tax (10%)
Indonesian rental income tax
-$57,613
Property tax
Annual property tax
-$2,188
Net income
8.4% ROI
$104,808

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$1,250,000
IMT (transfer tax, investment schedule)$93,750
Imposto de Selo (stamp duty)$10,000
Notary & registration$1,359
Legal / due diligence$18,750
Total acquisition costs$123,859
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,946
($8,152–$21,739)
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$52,989
All-in investment$1,441,793

Gross yield (asking)

16.5%

True gross yield (all-in)

14.3%

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.

$9.6M$7.2M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$512K
Total Position
$1.9M
+66%
10.7%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$1.1M
Total Position
$2.8M
+144%
9.3%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$2.6M
Total Position
$5.1M
+344%
7.7%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$4.6M
Total Position
$8.3M
+623%
6.8%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$868 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
812 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $868 — positioned in the top tier
Generous 812 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 60% — factor in seasonal gaps

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

40% occ.
7.5%
$7,805/mo
50% occ.
9.4%
$9,813/mo
60% occ.
11.3%
$11,820/mo
current
70% occ.
13.3%
$13,828/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.