Detached house in Centro da Cidade, Albufeira, Albufeira e Olhos de Água
Detached house in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 2Detached house in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 3Detached house in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 4Detached house in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

Detached house in Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€8.5M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.9%

True Gross Yield

47%

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: €177,018/yr
Average Daily Rate: €1042
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 59.3 years
5-yr Capital Value: €11.2M
10-yr Capital Value: €13.6M
Brixfox Score: 68.7 / 100
Comparable Properties: 8
Data Confidence: 79%
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)

2.1%

True gross yield (all-in)

1.9%

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: 6
Building: 400 m²
Land: 1130 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 terrace with spiral staircase accessintegrated outdoor lounge arealarge glass sliding doors

Score Breakdown

ROI
9.43
Visual Appeal
16.6
Ownership Security
13
Location
10.2
Land & Space
11.77
Rental Demand
4.66
Payback Speed
0
STR Suitability
3

Description

Virtual Tour Luxury modern villa under construction in a unique location on the seafront. Very quiet area, conducive to walking and cycling with the possibility of walking to the beach and the marina. The property comprises: Basement: wine cellar and storage. Ground floor: open plan living/dining room with fireplace, p

Location

📍 37.0947°N, 8.2522°W

· Albufeira, Algarve, Portugal

View on Kaiser Properties →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
400 m²
Land Plot
1130 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 1.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+6.2%
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
1.3%
$9,880/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
77.9 yr
Rental only

Property details

Energy: A+
Condition: excellent

Description

Virtual Tour Luxury modern villa under construction in a unique location on the seafront. Very quiet area, conducive to walking and cycling with the possibility of walking to the beach and the marina. The property comprises: Basement: wine cellar and storage. Ground floor: open plan living/dining room with fireplace, p

Income Breakdown

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Nightly Rate (ADR)
$1,525/night
50% ($701)Brixfox estimate($1,525/night)200% ($2805)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$118,561
Airbnb data$1,525/night · 47% occupancy
Rental income
$1,525/night · 47% occ.
$259,096
Running costs (20%)
Utilities, cleaning, maintenance
-$51,819
Income tax (10%)
Indonesian rental income tax
-$72,547
Property tax
Annual property tax
-$16,168
Net income
1.3% ROI
$118,561

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)

2.8%

True gross yield (all-in)

2.5%

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.

$37.7M$28.3M$18.8M$9.4M$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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$10.3M
+22%
Rental Income
+$579K
Total Position
$10.9M
+28%
5.1%/yr
Year 10
Capital Value
$12.6M
+48%
Rental Income
+$1.3M
Total Position
$13.8M
+63%
5.0%/yr
Year 20
Capital Value
$18.6M
+119%
Rental Income
+$2.9M
Total Position
$21.6M
+154%
4.8%/yr
Year 30
Capital Value
$27.6M
+224%
Rental Income
+$5.2M
Total Position
$32.8M
+285%
4.6%/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
1.3% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$1403 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1403 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1130 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.3% 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.
1.1%
$8,392/mo
40% occ.
1.5%
$11,638/mo
47% occ.
1.8%
$13,768/mo
current
57% occ.
2.2%
$17,014/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.