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 ·

€1.1M

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.7%

True Gross Yield

52%

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: €114,944/yr
Average Daily Rate: €609
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 12.5 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 77.2 / 100
Comparable Properties: 8
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+14.4% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,250
IS — Stamp duty (0.8%)€9,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,250
Total acquisition costs€113,950
Renovation (est. €55/m² × 219 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,045
(€6,570–€17,520)
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)€1.3M

Gross yield (asking price)

10.0%

True gross yield (all-in)

8.7%

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: 4
Building: 219 m²
Land: 450 m²
Style: portuguese-traditional
Condition: good
Year Built: 2018
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolsea viewstraditional Portuguese architecture

Score Breakdown

ROI
20.09
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
9.94
Rental Demand
5.17
Payback Speed
3
STR Suitability
3

Description

House T4 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
4 Beds
Bathrooms
4 Baths
Built Area
219 m²
Land Plot
450 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$283K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$7,014/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
14.9 yr
Rental only

Property details

Year built: 2018
Energy: D
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$880/night
50% ($405)Brixfox estimate($880/night)200% ($1620)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$84,173
Airbnb data$880/night · 52% occupancy
Rental income
$880/night · 52% occ.
$166,078
Running costs (20%)
Utilities, cleaning, maintenance
-$33,216
Income tax (10%)
Indonesian rental income tax
-$46,502
Property tax
Annual property tax
-$2,188
Net income
6.7% ROI
$84,173

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$1,250,000
IMT (transfer tax, investment schedule)$93,750
Imposto de Selo (stamp duty)$10,000
Notary & registration$1,359
Legal / due diligence$18,750
Total acquisition costs$123,859
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,092
($7,141–$19,043)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,428,310

Gross yield (asking)

13.3%

True gross yield (all-in)

11.6%

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.

$8.5M$6.4M$4.3M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$411K
Total Position
$1.8M
+57%
9.5%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$888K
Total Position
$2.6M
+125%
8.5%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$2.1M
Total Position
$4.6M
+300%
7.2%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$3.7M
Total Position
$7.4M
+545%
6.4%/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
Good
6.7% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$810 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
450 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $810 — 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 52% — 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

32% occ.
5.5%
$5,757/mo
42% occ.
7.3%
$7,631/mo
52% occ.
9.1%
$9,506/mo
current
62% occ.
10.9%
$11,380/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.