House in Forte São João, Albufeira e Olhos de Água
House in Forte São João, Albufeira e Olhos de Água — image 2House in Forte São João, Albufeira e Olhos de Água — image 3House in Forte São João, Albufeira e Olhos de Água — image 4House in Forte São João, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

House in Forte São João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.2M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

37%

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: €93,022/yr
Average Daily Rate: €680
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 29.6 years
5-yr Capital Value: €2.9M
10-yr Capital Value: €3.5M
Brixfox Score: 67.4 / 100
Comparable Properties: 11
Data Confidence: 75%
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

+11.7% 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€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€2.5M

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.8%

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: 5
Building: 237 m²
Land: 979 m²
Style: contemporary
Condition: excellent
Year Built: 2009
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolmultiple outdoor living spacesbalconies with views

Score Breakdown

ROI
11.81
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
3.75
Payback Speed
0
STR Suitability
3

Description

Located in Forte de São João, just a few steps from the beach, this exceptional villa enjoys a prime location with all amenities and excellent restaurants within walking distance, while Albufeira Old Town is only 1 km away. Built with high-quality materials, this contemporary four bedroom villa offers spectacular sea

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Cerro Novo Lda →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

House in Forte São João, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 2.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+7.7%
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
2.7%
$5,476/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
36.4 yr
Rental only

Property details

Year built: 2009
Energy: D
Condition: excellent

Description

Located in Forte de São João, just a few steps from the beach, this exceptional villa enjoys a prime location with all amenities and excellent restaurants within walking distance, while Albufeira Old Town is only 1 km away. Built with high-quality materials, this contemporary four bedroom villa offers spectacular sea

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$983/night
50% ($452)Brixfox estimate($983/night)200% ($1809)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$65,712
Airbnb data$983/night · 37% occupancy
Rental income
$983/night · 37% occ.
$134,416
Running costs (20%)
Utilities, cleaning, maintenance
-$26,883
Income tax (10%)
Indonesian rental income tax
-$37,637
Property tax
Annual property tax
-$4,185
Net income
2.7% ROI
$65,712

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
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$2,668,370

Gross yield (asking)

5.6%

True gross yield (all-in)

5.0%

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.

$11.5M$8.6M$5.8M$2.9M$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 25: 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
+$321K
Total Position
$3.0M
+36%
6.4%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$693K
Total Position
$3.9M
+80%
6.0%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$1.6M
Total Position
$6.4M
+193%
5.5%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$2.9M
Total Position
$10.0M
+355%
5.2%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.7% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$904 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
979 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $904 — positioned in the top tier
Generous 979 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 2.7% 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.
3.0%
$5,930/mo
40% occ.
4.0%
$8,023/mo
37% occ.
3.8%
$7,491/mo
current
47% occ.
4.8%
$9,584/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.