Detached house in Rua da Falesia, Praia da Falésia, Albufeira e Olhos de Água
Detached house in Rua da Falesia, Praia da Falésia, Albufeira e Olhos de Água — image 2Detached house in Rua da Falesia, Praia da Falésia, Albufeira e Olhos de Água — image 3Detached house in Rua da Falesia, Praia da Falésia, Albufeira e Olhos de Água — image 4Detached house in Rua da Falesia, Praia da Falésia, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

Detached house in Rua da Falesia, Praia da Falésia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.8M

Asking Price (EUR)

0.9%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

8%

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: €26,817/yr
Average Daily Rate: €874
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 83.6 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.9M
Brixfox Score: 60 / 100
Comparable Properties: 24
Data Confidence: 71%
Search Radius: 6 km

True Investment Cost

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

€2.0M

+13.3% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€134,625
IS — Stamp duty (0.8%)€14,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,925
Total acquisition costs€177,160
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)€2.0M

Gross yield (asking price)

1.5%

True gross yield (all-in)

1.3%

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: 380 m²
Land: 579 m²
Style: contemporary
Condition: new-build
Year Built: 2022
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern architectural designprivate swimming poolproximity to beach and cliffsbalcony with glass railing

Score Breakdown

ROI
8.74
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
10.03
Rental Demand
0.84
Payback Speed
0
STR Suitability
3

Description

An exclusive opportunity to purchase a villa that is just steps from the Algarve’s most stunning beach – Praia da Falésia. A brand new family home, built in 2022 with modern finishings, offers four large bedrooms, three with en-suite bathrooms, a large living room, a modern fully furnished kitchen with a separate dinin

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Mackenzie Portugal →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Rua da Falesia, Praia da Falésia, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 0.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+5.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$442K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.9%
$1,395/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2022
Energy: A
Condition: new-build

Description

An exclusive opportunity to purchase a villa that is just steps from the Algarve’s most stunning beach – Praia da Falésia. A brand new family home, built in 2022 with modern finishings, offers four large bedrooms, three with en-suite bathrooms, a large living room, a modern fully furnished kitchen with a separate dinin

Income Breakdown

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Nightly Rate (ADR)
$1,262/night
50% ($581)Brixfox estimate($1,262/night)200% ($2323)
Occupancy
8%
10%Brixfox estimate(8%)100%

Short-Term Rental

Yearly income
$16,744
Airbnb data$1,262/night · 8% occupancy
Rental income
$1,262/night · 8% occ.
$38,766
Running costs (20%)
Utilities, cleaning, maintenance
-$7,753
Income tax (10%)
Indonesian rental income tax
-$10,855
Property tax
Annual property tax
-$3,414
Net income
0.9% ROI
$16,744

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$1,951,087
IMT (transfer tax, investment schedule)$146,332
Imposto de Selo (stamp duty)$15,609
Notary & registration$1,359
Legal / due diligence$29,266
Total acquisition costs$192,565
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,209,033

Gross yield (asking)

2.0%

True gross yield (all-in)

1.8%

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.

$7.5M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.8M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$82K
Total Position
$2.3M
+26%
4.8%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$177K
Total Position
$2.8M
+58%
4.7%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$414K
Total Position
$4.3M
+142%
4.5%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$733K
Total Position
$6.6M
+265%
4.4%/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
0.9% annual return
Occupancy
Weak
8% average occupancy
Nightly Rate
Strong
$1161 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
579 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1161 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 579 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.9% 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.
4.8%
$7,778/mo
40% occ.
6.4%
$10,465/mo
8% occ.
1.2%
$1,976/mo
current
18% occ.
2.9%
$4,663/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.