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

Detached house in Sesmarias, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€790,000

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

30%

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: €19,169/yr
Average Daily Rate: €172
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 51.5 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 56.3 / 100
Comparable Properties: 24
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€892,420

+13.0% over asking

Asking price€790,000
IMT — Property transfer tax (investment schedule)€47,400
IS — Stamp duty (0.8%)€6,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,850
Total acquisition costs€66,820
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,600
All-in investment (incl. renovation & furnishing)€892,420

Gross yield (asking price)

2.4%

True gross yield (all-in)

2.1%

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: 1
Bathrooms: 2
Building: 144 m²
Style: contemporary
Condition: excellent
Year Built: 2007
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean proximitymultiple private balconies/terracescommunal swimming poolmodern white architecture

Score Breakdown

ROI
9.78
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
4.88
Rental Demand
3.04
Payback Speed
0
STR Suitability
3

Description

Luxury House | 2 Bedrooms | 186 m² | Terrace | Garage | Beach | Castle | Albufeira Located in one of the most exclusive settings in Castelo, Albufeira, this luxury 2-bedroom villa represents a unique opportunity to live by the sea, in a high-quality residential environment, tranquility and privacy, just minutes from t

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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

Detached house in Sesmarias, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 1.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$194K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$1,075/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
66.6 yr
Rental only

Property details

Year built: 2007
Energy: B-
Condition: excellent

Description

Luxury House | 2 Bedrooms | 186 m² | Terrace | Garage | Beach | Castle | Albufeira Located in one of the most exclusive settings in Castelo, Albufeira, this luxury 2-bedroom villa represents a unique opportunity to live by the sea, in a high-quality residential environment, tranquility and privacy, just minutes from t

Income Breakdown

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Nightly Rate (ADR)
$249/night
50% ($115)Brixfox estimate($249/night)200% ($459)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$12,899
Airbnb data$249/night · 30% occupancy
Rental income
$249/night · 30% occ.
$27,696
Running costs (20%)
Utilities, cleaning, maintenance
-$5,539
Income tax (10%)
Indonesian rental income tax
-$7,755
Property tax
Annual property tax
-$1,503
Net income
1.5% ROI
$12,899

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$858,696
IMT (transfer tax, investment schedule)$51,522
Imposto de Selo (stamp duty)$6,870
Notary & registration$1,359
Legal / due diligence$12,880
Total acquisition costs$72,630
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$967,848

Gross yield (asking)

3.2%

True gross yield (all-in)

2.9%

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.

$3.6M$2.7M$1.8M$899K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $790K
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$961K
+22%
Rental Income
+$63K
Total Position
$1.0M
+30%
5.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$136K
Total Position
$1.3M
+65%
5.2%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$319K
Total Position
$2.0M
+159%
4.9%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$565K
Total Position
$3.1M
+296%
4.7%/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
Weak
1.5% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$229 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $229 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.5% 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.
2.0%
$1,466/mo
current
40% occ.
2.8%
$1,997/mo
30% occ.
2.1%
$1,490/mo
current
40% occ.
2.8%
$2,021/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.