Detached house in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
Grade Bvillamid-range

Detached house in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.2M

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €37,428/yr
Average Daily Rate: €240
Payback Period: 39.8 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 55.3 / 100
Comparable Properties: 7
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€1.4M

+13.2% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
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)€1.4M

Gross yield (asking price)

3.1%

True gross yield (all-in)

2.8%

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
Building: 309 m²
Style: portuguese-traditional
Condition: excellent
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architectureprivate swimming poolcovered outdoor living area

Score Breakdown

ROI
10.58
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.28
Payback Speed
0
STR Suitability
3

Description

Elegant south-facing villa featuring a private pool and garage, nestled in a prime location just steps from the beach, with captivating sea views. Originally built in 2000 and renovated in 2020 to the highest of standards. A short stroll to nearby restaurants and a quick drive to Albufeira town and the Marina, this hom

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Detached house in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
309 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$295K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$2,168/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
50.1 yr
Rental only

Property details

Condition: excellent

Description

Elegant south-facing villa featuring a private pool and garage, nestled in a prime location just steps from the beach, with captivating sea views. Originally built in 2000 and renovated in 2020 to the highest of standards. A short stroll to nearby restaurants and a quick drive to Albufeira town and the Marina, this hom

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$349/night
50% ($160)Brixfox estimate($349/night)200% ($642)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$26,022
Airbnb data$349/night · 43% occupancy
Rental income
$349/night · 43% occ.
$54,432
Running costs (20%)
Utilities, cleaning, maintenance
-$10,886
Income tax (10%)
Indonesian rental income tax
-$15,241
Property tax
Annual property tax
-$2,283
Net income
2.0% ROI
$26,022

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,474,891

Gross yield (asking)

4.2%

True gross yield (all-in)

3.7%

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.

$5.8M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.2M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$127K
Total Position
$1.6M
+32%
5.8%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$274K
Total Position
$2.1M
+71%
5.5%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$643K
Total Position
$3.3M
+173%
5.1%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$1.1M
Total Position
$5.0M
+319%
4.9%/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
2.0% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$321 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $321 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% 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.
1.9%
$2,038/mo
40% occ.
2.6%
$2,781/mo
43% occ.
2.7%
$2,985/mo
current
53% occ.
3.4%
$3,728/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.