Detached house in Travessa da Torre da Medronheira Nn, Centro de Olhos de Água, Albufeira e Olhos de Água
Detached house in Travessa da Torre da Medronheira Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 2Detached house in Travessa da Torre da Medronheira Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 3Detached house in Travessa da Torre da Medronheira Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 4Detached house in Travessa da Torre da Medronheira Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 5
Grade C+villabudget

Detached house in Travessa da Torre da Medronheira Nn, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€800,000

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

1.2%

True Gross Yield

35%

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: €11,829/yr
Average Daily Rate: €93
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 84.5 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 53.2 / 100
Comparable Properties: 50
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€983,950

+23.0% over asking

Asking price€800,000
IMT — Property transfer tax (investment schedule)€48,000
IS — Stamp duty (0.8%)€6,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,000
Total acquisition costs€67,650
Renovation (est. €900/m² × 112 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€100,800
(€78,400–€123,200)
Furnishing & STR launch (0bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€983,950

Gross yield (asking price)

1.5%

True gross yield (all-in)

1.2%

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.

Building: 112 m²
Land: 453 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
8.73
Visual Appeal
3.6
Ownership Security
13
Location
10.2
Land & Space
11.25
Rental Demand
3.47
Payback Speed
0
STR Suitability
3

Description

Detached house with excellent urbanised land with 453m2, located in the centre of Olhos de Água, Albufeira, with PIP for the construction of a single-family building. Investment opportunity in a prime area with a large tourist flow and just 5 minutes from the beaches and close to services and commerce. Magnificent inve

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Detached house in Travessa da Torre da Medronheira Nn, Centro de Olhos de Água, Albufeira e Olhos de Água

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
112 m²
Land Plot
453 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 0.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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%
+$197K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$614/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

Energy: Exempt
Condition: needs-renovation

Description

Detached house with excellent urbanised land with 453m2, located in the centre of Olhos de Água, Albufeira, with PIP for the construction of a single-family building. Investment opportunity in a prime area with a large tourist flow and just 5 minutes from the beaches and close to services and commerce. Magnificent inve

Income Breakdown

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Nightly Rate (ADR)
$135/night
50% ($62)Brixfox estimate($135/night)200% ($248)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$7,365
Airbnb data$135/night · 35% occupancy
Rental income
$135/night · 35% occ.
$17,089
Running costs (20%)
Utilities, cleaning, maintenance
-$3,418
Income tax (10%)
Indonesian rental income tax
-$4,785
Property tax
Annual property tax
-$1,522
Net income
0.8% ROI
$7,365

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$869,565
IMT (transfer tax, investment schedule)$52,174
Imposto de Selo (stamp duty)$6,957
Notary & registration$1,359
Legal / due diligence$13,043
Total acquisition costs$73,533
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$109,565
($85,217–$133,913)
Furnishing & STR launch
0bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$1,067,337

Gross yield (asking)

2.0%

True gross yield (all-in)

1.6%

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.

$3.4M$2.5M$1.7M$839K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $800K
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
$973K
+22%
Rental Income
+$36K
Total Position
$1.0M
+26%
4.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$78K
Total Position
$1.3M
+58%
4.7%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$182K
Total Position
$1.9M
+142%
4.5%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$322K
Total Position
$2.9M
+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
0.8% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Good
$124 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Good
453 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% 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.
1.0%
$735/mo
40% occ.
1.4%
$1,023/mo
35% occ.
1.2%
$870/mo
current
45% occ.
1.6%
$1,158/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.