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

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

Albufeira · Central Algarve ·

€3.3M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €124,660/yr
Average Daily Rate: €640
Payback Period: 32.6 years
5-yr Capital Value: €4.3M
10-yr Capital Value: €5.2M
Brixfox Score: 58.9 / 100
Comparable Properties: 12
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€3.7M

+13.4% over asking

Asking price€3.3M
IMT — Property transfer tax (investment schedule)€243,750
IS — Stamp duty (0.8%)€26,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€48,750
Total acquisition costs€319,750
Renovation (est. €200/m² × 390 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€78,000
(€39,000–€117,000)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€3.7M

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.4%

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: 6
Building: 390 m²
Year Built: 2024

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.36
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.34
Payback Speed
0
STR Suitability
3

Description

Fantastic detached house in a new area of Albufeira. This property, still under construction, will have a modern design with fantastic and very bright areas. Set on a plot of 1,329 m2 with a construction area of 390 m2. The ground floor comprises a large living- and dining room, an open space kitchen with an island,

Location

📍 37.0909°N, 8.2470°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

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

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

Grade B investment — short-term rental yields 2.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$800K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$7,287/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
40.4 yr
Rental only

Property details

Year built: 2024

Description

Fantastic detached house in a new area of Albufeira. This property, still under construction, will have a modern design with fantastic and very bright areas. Set on a plot of 1,329 m2 with a construction area of 390 m2. The ground floor comprises a large living- and dining room, an open space kitchen with an island,

Income Breakdown

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Nightly Rate (ADR)
$924/night
50% ($425)Brixfox estimate($924/night)200% ($1700)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$87,442
Airbnb data$924/night · 53% occupancy
Rental income
$924/night · 53% occ.
$180,046
Running costs (20%)
Utilities, cleaning, maintenance
-$36,009
Income tax (10%)
Indonesian rental income tax
-$50,413
Property tax
Annual property tax
-$6,182
Net income
2.5% ROI
$87,442

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$3,532,609
IMT (transfer tax, investment schedule)$264,946
Imposto de Selo (stamp duty)$28,261
Notary & registration$1,359
Legal / due diligence$52,989
Total acquisition costs$347,554
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$84,783
($42,391–$127,174)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$4,003,587

Gross yield (asking)

5.1%

True gross yield (all-in)

4.5%

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.

$16.5M$12.4M$8.3M$4.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.3M
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 27: 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
$4.0M
+22%
Rental Income
+$427K
Total Position
$4.4M
+35%
6.2%/yr
Year 10
Capital Value
$4.8M
+48%
Rental Income
+$922K
Total Position
$5.7M
+76%
5.8%/yr
Year 20
Capital Value
$7.1M
+119%
Rental Income
+$2.2M
Total Position
$9.3M
+186%
5.4%/yr
Year 30
Capital Value
$10.5M
+224%
Rental Income
+$3.8M
Total Position
$14.4M
+342%
5.1%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$850 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $850 — 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 2.5% 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

33% occ.
2.1%
$6,053/mo
43% occ.
2.7%
$8,020/mo
53% occ.
3.4%
$9,988/mo
current
63% occ.
4.1%
$11,955/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.