Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água
Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água — image 2Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água — image 3Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água — image 4Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Avillaluxury

Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.8M

Asking Price (EUR)

9.6%

True Net Yield (Owner, all-in)

6.7%

True Net Yield (Managed, all-in)

14.8%

True Gross Yield

55%

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: €307,079/yr
Average Daily Rate: €1543
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 7.3 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.9M
Brixfox Score: 82.5 / 100
Comparable Properties: 4
Data Confidence: 62%
Search Radius: 6 km

True Investment Cost

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

€2.1M

+15.3% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€135,000
IS — Stamp duty (0.8%)€14,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,000
Total acquisition costs€177,650
Renovation€0 — move-in ready
Furnishing & STR launch (8bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€97,550
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

17.1%

True gross yield (all-in)

14.8%

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: 8
Bathrooms: 8
Building: 260 m²
Style: contemporary
Condition: excellent
Year Built: 2020
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private-poollarge-sliding-glass-doorsmodern-balcony-design

Score Breakdown

ROI
25
Visual Appeal
14.8
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.45
Payback Speed
5
STR Suitability
3

Description

This fabulous villa is a brand new property, with eight bedrooms, located about a minutés walk from Olhos de Água beach. The villa has been finished to an extremely high standard and is built over four floors with the ground floor benefiting from a games room with pool table, utility room with washing machine and sunn

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Sortami - Mediação Imobiliária, Lda. →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água

Inventory
8 Beds
Bathrooms
8 Baths
Built Area
260 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 11.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score83
GradeA
Brixfox Intelligence
83AExcellent
Score Breakdown
ROI & Yield91%
Capital Growth87%
Risk Profile84%
Market Demand83%

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
+16.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$443K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$18,940/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.6 yr
Rental only

Property details

Year built: 2020
Energy: B-
Condition: excellent

Description

This fabulous villa is a brand new property, with eight bedrooms, located about a minutés walk from Olhos de Água beach. The villa has been finished to an extremely high standard and is built over four floors with the ground floor benefiting from a games room with pool table, utility room with washing machine and sunn

Income Breakdown

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Nightly Rate (ADR)
$2,229/night
50% ($1025)Brixfox estimate($2,229/night)200% ($4101)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$227,275
Airbnb data$2,229/night · 55% occupancy
Rental income
$2,229/night · 55% occ.
$443,652
Running costs (20%)
Utilities, cleaning, maintenance
-$88,730
Income tax (10%)
Indonesian rental income tax
-$124,223
Property tax
Annual property tax
-$3,424
Net income
11.6% ROI
$227,275

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$1,956,522
IMT (transfer tax, investment schedule)$146,739
Imposto de Selo (stamp duty)$15,652
Notary & registration$1,359
Legal / due diligence$29,348
Total acquisition costs$193,098
RenovationMove-in ready
Furnishing & STR launch
8bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$103,859
All-in investment$2,253,478

Gross yield (asking)

22.7%

True gross yield (all-in)

19.7%

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.

$18.2M$13.6M$9.1M$4.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x 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.
Paid back
Year 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$1.1M
Total Position
$3.3M
+83%
12.9%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$2.4M
Total Position
$5.1M
+181%
10.9%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$5.6M
Total Position
$9.6M
+431%
8.7%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$9.9M
Total Position
$15.8M
+777%
7.5%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.6% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$2050 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

High rental yield at 11.6% — outperforms most villas in this market
Premium nightly rate of $2050 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

35% occ.
9.9%
$16,105/mo
45% occ.
12.8%
$20,851/mo
55% occ.
15.7%
$25,596/mo
current
65% occ.
18.6%
$30,342/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.