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 B+villabudget

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

Albufeira · Central Algarve ·

€480,000

Asking Price (EUR)

9.5%

True Net Yield (Owner, all-in)

6.6%

True Net Yield (Managed, all-in)

14.6%

True Gross Yield

42%

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: €112,134/yr
Average Daily Rate: €726
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 5.3 years
5-yr Capital Value: €630,713
10-yr Capital Value: €767,359
Brixfox Score: 71 / 100
Comparable Properties: 12
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€766,770

+59.7% over asking

Asking price€480,000
IMT — Property transfer tax (investment schedule)€26,230
IS — Stamp duty (0.8%)€3,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,200
Total acquisition costs€38,520
Renovation (est. €900/m² × 240 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€216,000
(€168,000–€264,000)
Furnishing & STR launch (6bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,250
All-in investment (incl. renovation & furnishing)€766,770

Gross yield (asking price)

23.4%

True gross yield (all-in)

14.6%

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: 6
Bathrooms: 1
Building: 240 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1987
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
4.6
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
4.23
Payback Speed
5
STR Suitability
3

Description

House T6 for sale.

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

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

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

Grade B+ investment — short-term rental yields 16.0% net return annually.

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The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+20.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$118K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.0%
$6,944/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.3 yr
Rental only

Property details

Year built: 1987
Energy: E
Condition: needs-renovation

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,049/night
50% ($482)Brixfox estimate($1,049/night)200% ($1930)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$83,333
Airbnb data$1,049/night · 42% occupancy
Rental income
$1,049/night · 42% occ.
$162,012
Running costs (20%)
Utilities, cleaning, maintenance
-$32,402
Income tax (10%)
Indonesian rental income tax
-$45,363
Property tax
Annual property tax
-$913
Net income
16.0% ROI
$83,333

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$521,739
IMT (transfer tax, investment schedule)$28,511
Imposto de Selo (stamp duty)$4,174
Notary & registration$1,359
Legal / due diligence$7,826
Total acquisition costs$41,870
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$234,783
($182,609–$286,957)
Furnishing & STR launch
6bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$32,880
All-in investment$831,272

Gross yield (asking)

31.1%

True gross yield (all-in)

19.5%

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.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $480K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$584K
+22%
Rental Income
+$407K
Total Position
$991K
+106%
15.6%/yr
Year 10
Capital Value
$711K
+48%
Rental Income
+$879K
Total Position
$1.6M
+231%
12.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$2.1M
Total Position
$3.1M
+548%
9.8%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$3.6M
Total Position
$5.2M
+984%
8.3%/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
16.0% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$965 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 16.0% — outperforms most villas in this market
Premium nightly rate of $965 — 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 42% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
15.2%
$6,624/mo
40% occ.
20.4%
$8,857/mo
42% occ.
21.6%
$9,375/mo
current
52% occ.
26.7%
$11,608/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.