House in Centro de Olhos de Água, Albufeira e Olhos de Água
House in Centro de Olhos de Água, Albufeira e Olhos de Água — image 2House in Centro de Olhos de Água, Albufeira e Olhos de Água — image 3House in Centro de Olhos de Água, Albufeira e Olhos de Água — image 4House in Centro de Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

House in Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€835,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €55,936/yr
Average Daily Rate: €386
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 18.7 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 67.8 / 100
Comparable Properties: 18
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€940,255

+12.6% over asking

Asking price€835,000
IMT — Property transfer tax (investment schedule)€50,100
IS — Stamp duty (0.8%)€6,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,525
Total acquisition costs€70,555
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€940,255

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.9%

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: 3
Bathrooms: 3
Building: 248 m²
Style: modern
Condition: excellent
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living areaintegrated kitchen appliancesprivate swimming poollarge sliding glass doors

Score Breakdown

ROI
16.02
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
3.97
Payback Speed
2
STR Suitability
3

Description

New villa with 3 bedrooms, located in Olhos de Água, 5 minutes from Olhos de Água Beach. Terrace with private pool and excellent sun exposure. It has 183 m² of floor area and 248 m² of gross area, spread over two floors. On the ground floor is the social area, consisting of a living room and kitchen equipped in open s

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

House in Centro de Olhos de Água, Albufeira e Olhos de Água

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
248 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.5% net return annually.

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The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$206K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$3,369/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
22.4 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

New villa with 3 bedrooms, located in Olhos de Água, 5 minutes from Olhos de Água Beach. Terrace with private pool and excellent sun exposure. It has 183 m² of floor area and 248 m² of gross area, spread over two floors. On the ground floor is the social area, consisting of a living room and kitchen equipped in open s

Income Breakdown

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Nightly Rate (ADR)
$558/night
50% ($257)Brixfox estimate($558/night)200% ($1027)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$40,433
Airbnb data$558/night · 40% occupancy
Rental income
$558/night · 40% occ.
$80,811
Running costs (20%)
Utilities, cleaning, maintenance
-$16,162
Income tax (10%)
Indonesian rental income tax
-$22,627
Property tax
Annual property tax
-$1,588
Net income
4.5% ROI
$40,433

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$907,609
IMT (transfer tax, investment schedule)$54,457
Imposto de Selo (stamp duty)$7,261
Notary & registration$1,359
Legal / due diligence$13,614
Total acquisition costs$76,690
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,019,842

Gross yield (asking)

8.9%

True gross yield (all-in)

7.9%

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.

$5.1M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $835K
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
$1.0M
+22%
Rental Income
+$197K
Total Position
$1.2M
+45%
7.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$426K
Total Position
$1.7M
+99%
7.1%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$1000K
Total Position
$2.8M
+239%
6.3%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$1.8M
Total Position
$4.5M
+436%
5.8%/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
Average
4.5% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$514 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 $514 — 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 4.5% 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.
4.5%
$3,434/mo
40% occ.
6.1%
$4,623/mo
current
40% occ.
6.1%
$4,582/mo
current
50% occ.
7.6%
$5,771/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.