Detached house, Cerro da Piedade, Páteo, Albufeira, Albufeira e Olhos de Água
Grade Bvillaluxury

Detached house, Cerro da Piedade, Páteo, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€3.2M

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

1.9%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €69,179/yr
Average Daily Rate: €548
Payback Period: 57.0 years
5-yr Capital Value: €4.2M
10-yr Capital Value: €5.1M
Brixfox Score: 55.2 / 100
Comparable Properties: 6
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€3.6M

+12.3% over asking

Asking price€3.2M
IMT — Property transfer tax (investment schedule)€240,000
IS — Stamp duty (0.8%)€25,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€48,000
Total acquisition costs€314,850
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€79,850
All-in investment (incl. renovation & furnishing)€3.6M

Gross yield (asking price)

2.2%

True gross yield (all-in)

1.9%

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: 6
Building: 415 m²
Style: modern
Condition: new-build
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level architecturelarge glass facadewhite marble accentsrooftop terraceintegrated outdoor living spaces

Score Breakdown

ROI
9.53
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
3.46
Payback Speed
0
STR Suitability
3

Description

Come discover this luxurious 6-bedroom villa with a magnificent sea view in Albufeira. This is an ongoing construction project. The villa is composed as follows: Ground floor: - Entrance hall - Suite 1 of 17 m² with access to the terrace - Suite 2 of 23 m² with access to the terrace - Fully equipped open-plan kitchen

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Empire Algarve →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house, Cerro da Piedade, Páteo, Albufeira, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 1.3% 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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$788K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$3,888/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
74.5 yr
Rental only

Property details

Condition: new-build

Description

Come discover this luxurious 6-bedroom villa with a magnificent sea view in Albufeira. This is an ongoing construction project. The villa is composed as follows: Ground floor: - Entrance hall - Suite 1 of 17 m² with access to the terrace - Suite 2 of 23 m² with access to the terrace - Fully equipped open-plan kitchen

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$803/night
50% ($369)Brixfox estimate($803/night)200% ($1478)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$46,657
Airbnb data$803/night · 35% occupancy
Rental income
$803/night · 35% occ.
$101,430
Running costs (20%)
Utilities, cleaning, maintenance
-$20,286
Income tax (10%)
Indonesian rental income tax
-$28,401
Property tax
Annual property tax
-$6,087
Net income
1.3% ROI
$46,657

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$3,478,261
IMT (transfer tax, investment schedule)$260,870
Imposto de Selo (stamp duty)$27,826
Notary & registration$1,359
Legal / due diligence$52,174
Total acquisition costs$342,228
RenovationMove-in ready
Furnishing & STR launch
6bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$84,620
All-in investment$3,905,109

Gross yield (asking)

2.9%

True gross yield (all-in)

2.6%

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.

$14.3M$10.7M$7.1M$3.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.2M
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.9M
+22%
Rental Income
+$228K
Total Position
$4.1M
+29%
5.2%/yr
Year 10
Capital Value
$4.7M
+48%
Rental Income
+$492K
Total Position
$5.2M
+63%
5.0%/yr
Year 20
Capital Value
$7.0M
+119%
Rental Income
+$1.2M
Total Position
$8.2M
+155%
4.8%/yr
Year 30
Capital Value
$10.4M
+224%
Rental Income
+$2.0M
Total Position
$12.4M
+288%
4.6%/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
1.3% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$739 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $739 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.3% 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.
1.6%
$4,623/mo
40% occ.
2.2%
$6,333/mo
35% occ.
1.9%
$5,410/mo
current
45% occ.
2.5%
$7,120/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.