Detached house in Praia de S. Rafael, São Rafael, Albufeira e Olhos de Água
Detached house in Praia de S. Rafael, São Rafael, Albufeira e Olhos de Água — image 2Detached house in Praia de S. Rafael, São Rafael, Albufeira e Olhos de Água — image 3Detached house in Praia de S. Rafael, São Rafael, Albufeira e Olhos de Água — image 4Detached house in Praia de S. Rafael, São Rafael, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Detached house in Praia de S. Rafael, São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.4M

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.6%

True Gross Yield

51%

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: €108,548/yr
Average Daily Rate: €585
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 16.7 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.3M
Brixfox Score: 71.5 / 100
Comparable Properties: 10
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€1.6M

+12.6% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€108,750
IS — Stamp duty (0.8%)€11,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,750
Total acquisition costs€143,350
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.6%

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: 550 m²
Land: 900 m²
Style: modern
Condition: new-build
Energy Certificate: Not indicated
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large glass windowsflat roof designintegrated outdoor living space

Score Breakdown

ROI
16.99
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
10.18
Rental Demand
5.09
Payback Speed
2
STR Suitability
3

Description

House for sale! Located just 350 meters from the beach, this property is perfect for those seeking comfort and tranquility. With a new architectural design and paid building permit, it can be transformed into a modern architectural project or simply finished from its current state. The existing design comprises 4 en-

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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

Detached house in Praia de S. Rafael, São Rafael, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$357K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$6,566/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
20.0 yr
Rental only

Property details

Energy: Not indicated
Condition: new-build

Description

House for sale! Located just 350 meters from the beach, this property is perfect for those seeking comfort and tranquility. With a new architectural design and paid building permit, it can be transformed into a modern architectural project or simply finished from its current state. The existing design comprises 4 en-

Income Breakdown

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Nightly Rate (ADR)
$845/night
50% ($389)Brixfox estimate($845/night)200% ($1554)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$78,797
Airbnb data$845/night · 51% occupancy
Rental income
$845/night · 51% occ.
$156,836
Running costs (20%)
Utilities, cleaning, maintenance
-$31,367
Income tax (10%)
Indonesian rental income tax
-$43,914
Property tax
Annual property tax
-$2,758
Net income
5.0% ROI
$78,797

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$1,576,087
IMT (transfer tax, investment schedule)$118,207
Imposto de Selo (stamp duty)$12,609
Notary & registration$1,359
Legal / due diligence$23,641
Total acquisition costs$155,815
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,773,261

Gross yield (asking)

10.0%

True gross yield (all-in)

8.8%

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.

$9.4M$7.0M$4.7M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$385K
Total Position
$2.1M
+48%
8.2%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$831K
Total Position
$3.0M
+105%
7.5%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$1.9M
Total Position
$5.1M
+253%
6.5%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$3.4M
Total Position
$8.2M
+462%
5.9%/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
5.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$777 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
900 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $777 — positioned in the top tier
Generous 900 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 5.0% 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

31% occ.
4.1%
$5,322/mo
41% occ.
5.4%
$7,120/mo
51% occ.
6.8%
$8,919/mo
current
61% occ.
8.2%
$10,717/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.