House in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
House in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 2House in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 3House in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 4House in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 5
villaluxury

House in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€4.0M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, low confidence).

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

True Investment Cost

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

€4.4M

+11.4% over asking

Asking price€4.0M
IMT — Property transfer tax (investment schedule)€296,250
IS — Stamp duty (0.8%)€31,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€59,250
Total acquisition costs€388,350
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€4.4M

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: 300 m²
Land: 750 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roofarched windows and balconiespergolacliffside ocean view

Description

THE LUXURY COLLECTION RESORT One of Europe's most prestigious and award-winning luxury resorts, managed by the world's largest hotel and resort chain, through The Luxury Collection brand, the excellence of a 5-star resort. With a privileged location at the top of Praia da Falésia on the first line of the sea, with m

Location

📍 37.1000°N, 8.1825°W

· Albufeira, Algarve, Portugal

View on Coldwell Banker Southbay →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

House in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

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

Grade C — 5%/yr capital appreciation in Albufeira.

Go to Source via Idealista.pt

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+4.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$972K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-626/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: A
Condition: excellent

Description

THE LUXURY COLLECTION RESORT One of Europe's most prestigious and award-winning luxury resorts, managed by the world's largest hotel and resort chain, through The Luxury Collection brand, the excellence of a 5-star resort. With a privileged location at the top of Praia da Falésia on the first line of the sea, with m

Income Breakdown

Short-Term Rental

No STR data available for this property

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$4,293,478
IMT (transfer tax, investment schedule)$322,011
Imposto de Selo (stamp duty)$34,348
Notary & registration$1,359
Legal / due diligence$64,402
Total acquisition costs$422,120
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$4,780,978

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.

$13.8M$10.4M$6.9M$3.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $4.0M
Capital appreciation
Property value growing at +4%/yr based on Albufeira market trends.
Year 5
Capital Value
$4.8M
+22%
Year 10
Capital Value
$5.8M
+48%
Year 20
Capital Value
$8.7M
+119%
Year 30
Capital Value
$12.8M
+224%

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
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
750 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 750 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 -0.2% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

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.