House in Sesmarias, Albufeira e Olhos de Água
House in Sesmarias, Albufeira e Olhos de Água — image 2House in Sesmarias, Albufeira e Olhos de Água — image 3House in Sesmarias, Albufeira e Olhos de Água — image 4House in Sesmarias, Albufeira e Olhos de Água — image 5
Grade B+villa

House in Sesmarias, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€995,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

43%

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: €64,795/yr
Average Daily Rate: €415
Payback Period: 19.2 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 67.3 / 100
Comparable Properties: 13
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+13.9% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation (est. €200/m² × 112 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€22,400
(€11,200–€33,600)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.7%

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: 3
Bathrooms: 2
Building: 112 m²
Land: 323 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.79
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
9.01
Rental Demand
4.28
Payback Speed
2
STR Suitability
3

Description

Just 1 km from Albufeira's stunning Praia do Castelo beach, this elegant three-bedroom villa spread over three floors presents itself as a distinctive opportunity, where versatility, comfort and rental potential come together in an exemplary way. Set in a quiet and sought-after area of the Algarve, the property benefi

Location

📍 37.0814°N, 8.2989°W

· Albufeira, Algarve, Portugal

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

House in Sesmarias, Albufeira e Olhos de Água

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
112 m²
Land Plot
323 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.3% 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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$245K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$3,898/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.1 yr
Rental only

Property details

Description

Just 1 km from Albufeira's stunning Praia do Castelo beach, this elegant three-bedroom villa spread over three floors presents itself as a distinctive opportunity, where versatility, comfort and rental potential come together in an exemplary way. Set in a quiet and sought-after area of the Algarve, the property benefi

Income Breakdown

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Nightly Rate (ADR)
$599/night
50% ($276)Brixfox estimate($599/night)200% ($1103)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$46,770
Airbnb data$599/night · 43% occupancy
Rental income
$599/night · 43% occ.
$93,583
Running costs (20%)
Utilities, cleaning, maintenance
-$18,717
Income tax (10%)
Indonesian rental income tax
-$26,203
Property tax
Annual property tax
-$1,893
Net income
4.3% ROI
$46,770

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$1,081,522
IMT (transfer tax, investment schedule)$64,891
Imposto de Selo (stamp duty)$8,652
Notary & registration$1,359
Legal / due diligence$16,223
Total acquisition costs$91,125
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$24,348
($12,174–$36,522)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,229,821

Gross yield (asking)

8.7%

True gross yield (all-in)

7.6%

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.

$6.1M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$228K
Total Position
$1.4M
+45%
7.7%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$493K
Total Position
$2.0M
+98%
7.0%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.2M
Total Position
$3.3M
+235%
6.2%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.0M
Total Position
$5.3M
+430%
5.7%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$551 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
323 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $551 — 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 4.3% is near 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.
4.1%
$3,670/mo
40% occ.
5.5%
$4,947/mo
43% occ.
5.9%
$5,301/mo
current
53% occ.
7.3%
$6,577/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.