Terraced house in Rua Torre da Medronheira, 9, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
Terraced house in Rua Torre da Medronheira, 9, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 2Terraced house in Rua Torre da Medronheira, 9, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 3Terraced house in Rua Torre da Medronheira, 9, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 4Terraced house in Rua Torre da Medronheira, 9, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Terraced house in Rua Torre da Medronheira, 9, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€480,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

28%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €52,358/yr
Average Daily Rate: €518
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 11.4 years
5-yr Capital Value: €630,713
10-yr Capital Value: €767,359
Brixfox Score: 68.3 / 100
Comparable Properties: 9
Data Confidence: 64%
Search Radius: 3 km

True Investment Cost

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

€564,870

+17.7% over asking

Asking price€480,000
IMT — Property transfer tax (investment schedule)€26,230
IS — Stamp duty (0.8%)€3,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,200
Total acquisition costs€38,520
Renovation (est. €55/m² × 160 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,800
(€4,800–€12,800)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€564,870

Gross yield (asking price)

10.9%

True gross yield (all-in)

9.3%

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: 2
Building: 160 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor dining terracetraditional fireplacewicker dining chairs

Score Breakdown

ROI
21.29
Visual Appeal
8.8
Ownership Security
13
Location
10.2
Land & Space
5.2
Rental Demand
2.77
Payback Speed
4
STR Suitability
3

Description

Discover this bright and spacious T3+1 villa, fully renovated, furnished and equipped, located in a small private condominium with two swimming pools (adults and children) and a large lawn area. Ready to move in, the house stands out for its comfort and location, with new plumbing and flooring, air conditioning in the

Location

📍 37.0924°N, 8.1917°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Terraced house in Rua Torre da Medronheira, 9, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
160 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.4% 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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$118K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$3,219/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.5 yr
Rental only

Property details

Energy: B
Condition: good

Description

Discover this bright and spacious T3+1 villa, fully renovated, furnished and equipped, located in a small private condominium with two swimming pools (adults and children) and a large lawn area. Ready to move in, the house stands out for its comfort and location, with new plumbing and flooring, air conditioning in the

Income Breakdown

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Nightly Rate (ADR)
$752/night
50% ($346)Brixfox estimate($752/night)200% ($1385)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$38,630
Airbnb data$752/night · 28% occupancy
Rental income
$752/night · 28% occ.
$76,045
Running costs (20%)
Utilities, cleaning, maintenance
-$15,209
Income tax (10%)
Indonesian rental income tax
-$21,292
Property tax
Annual property tax
-$913
Net income
7.4% ROI
$38,630

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$521,739
IMT (transfer tax, investment schedule)$28,511
Imposto de Selo (stamp duty)$4,174
Notary & registration$1,359
Legal / due diligence$7,826
Total acquisition costs$41,870
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,565
($5,217–$13,913)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$611,815

Gross yield (asking)

14.6%

True gross yield (all-in)

12.4%

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.

$3.7M$2.8M$1.9M$934K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $480K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$584K
+22%
Rental Income
+$189K
Total Position
$773K
+61%
10.0%/yr
Year 10
Capital Value
$711K
+48%
Rental Income
+$407K
Total Position
$1.1M
+133%
8.8%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$955K
Total Position
$2.0M
+318%
7.4%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.7M
Total Position
$3.2M
+577%
6.6%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Strong
$692 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $692 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 28% — 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

30% occ.
10.9%
$4,730/mo
40% occ.
14.6%
$6,332/mo
28% occ.
10.0%
$4,360/mo
current
38% occ.
13.7%
$5,962/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.