Detached house in Rua da Boca da Alagoa, 13 C, Salgados, Guia
Grade B+villaluxury

Detached house in Rua da Boca da Alagoa, 13 C, Salgados, Guia

Albufeira · Central Algarve ·

€1.4M

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

46%

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: €100,095/yr
Average Daily Rate: €602
+23.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 17.4 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 67.2 / 100
Comparable Properties: 4
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€1.6M

+14.3% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€105,000
IS — Stamp duty (0.8%)€11,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,000
Total acquisition costs€138,450
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.3%

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
Building: 408 m²
Style: contemporary
Condition: excellent
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern architecture with clean linesprivate swimming poolmultiple outdoor living spaces (balcony, patio)mature olive trees in garden

Score Breakdown

ROI
16.64
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.56
Payback Speed
2
STR Suitability
3

Description

4 bedroom villa for sale, 500 meters from Salgados Beach. These modern villas have a large and bright living room, with a high ceiling that creates a sense of space. The kitchens are modern and functional, equipped with quality appliances and stainless steel countertops. 4 bedrooms, 2 en-suite, and a private pool in

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Detached house in Rua da Boca da Alagoa, 13 C, Salgados, Guia

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

Grade B+ investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$345K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$6,089/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.8 yr
Rental only

Property details

Condition: excellent

Description

4 bedroom villa for sale, 500 meters from Salgados Beach. These modern villas have a large and bright living room, with a high ceiling that creates a sense of space. The kitchens are modern and functional, equipped with quality appliances and stainless steel countertops. 4 bedrooms, 2 en-suite, and a private pool in

Income Breakdown

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Nightly Rate (ADR)
$876/night
50% ($403)Brixfox estimate($876/night)200% ($1612)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$73,065
Airbnb data$876/night · 46% occupancy
Rental income
$876/night · 46% occ.
$145,632
Running costs (20%)
Utilities, cleaning, maintenance
-$29,126
Income tax (10%)
Indonesian rental income tax
-$40,777
Property tax
Annual property tax
-$2,663
Net income
4.8% ROI
$73,065

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$1,521,739
IMT (transfer tax, investment schedule)$114,130
Imposto de Selo (stamp duty)$12,174
Notary & registration$1,359
Legal / due diligence$22,826
Total acquisition costs$150,489
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,737,609

Gross yield (asking)

9.6%

True gross yield (all-in)

8.4%

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.

$8.9M$6.7M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+22%
Rental Income
+$357K
Total Position
$2.1M
+47%
8.0%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$771K
Total Position
$2.8M
+103%
7.3%/yr
Year 20
Capital Value
$3.1M
+119%
Rental Income
+$1.8M
Total Position
$4.9M
+248%
6.4%/yr
Year 30
Capital Value
$4.5M
+224%
Rental Income
+$3.2M
Total Position
$7.7M
+453%
5.9%/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
Average
4.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$806 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $806 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% is near 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.
4.2%
$5,373/mo
40% occ.
5.7%
$7,238/mo
46% occ.
6.5%
$8,273/mo
current
56% occ.
8.0%
$10,138/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.