Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água
Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 2Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 3Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 4Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.8M

Asking Price (EUR)

6.7%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.3%

True Gross Yield

31%

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: €211,729/yr
Average Daily Rate: €1895
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 11.0 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €3.0M
Brixfox Score: 78.6 / 100
Comparable Properties: 6
Data Confidence: 67%
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

+15.2% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€134,250
IS — Stamp duty (0.8%)€14,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,850
Total acquisition costs€176,670
Renovation (est. €55/m² × 613 m²)
Light touch-ups — paint, fixtures, deep clean.		€33,715
(€18,390–€49,040)
Furnishing & STR launch (8bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€61,450
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

11.8%

True gross yield (all-in)

10.3%

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: 8
Bathrooms: 8
Building: 613 m²
Land: 890 m²
Style: portuguese-traditional
Condition: good
Year Built: 1987
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled roofsmultiple terracescurved swimming pool

Score Breakdown

ROI
21.8
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
9.94
Rental Demand
3.06
Payback Speed
4
STR Suitability
3

Description

House T8 for sale.

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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

Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Inventory
8 Beds
Bathrooms
8 Baths
Built Area
613 m²
Land Plot
890 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$441K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$12,974/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
12.5 yr
Rental only

Property details

Year built: 1987
Energy: D
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$2,738/night
50% ($1260)Brixfox estimate($2,738/night)200% ($5038)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$155,685
Airbnb data$2,738/night · 31% occupancy
Rental income
$2,738/night · 31% occ.
$305,941
Running costs (20%)
Utilities, cleaning, maintenance
-$61,188
Income tax (10%)
Indonesian rental income tax
-$85,664
Property tax
Annual property tax
-$3,405
Net income
8.0% ROI
$155,685

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$1,945,652
IMT (transfer tax, investment schedule)$145,924
Imposto de Selo (stamp duty)$15,565
Notary & registration$1,359
Legal / due diligence$29,185
Total acquisition costs$192,033
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$36,647
($19,989–$53,304)
Furnishing & STR launch
8bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$64,620
All-in investment$2,238,951

Gross yield (asking)

15.7%

True gross yield (all-in)

13.7%

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.

$14.5M$10.9M$7.3M$3.6M$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 11: 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
$2.2M
+22%
Rental Income
+$760K
Total Position
$2.9M
+64%
10.4%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$1.6M
Total Position
$4.3M
+140%
9.1%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$3.8M
Total Position
$7.8M
+334%
7.6%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$6.8M
Total Position
$12.6M
+605%
6.7%/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
Strong
8.0% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$2519 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
890 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.0% — outperforms most villas in this market
Premium nightly rate of $2519 — positioned in the top tier
Generous 890 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 31% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
10.6%
$17,206/mo
current
40% occ.
14.2%
$23,036/mo
31% occ.
10.8%
$17,561/mo
current
41% occ.
14.4%
$23,391/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.