Terraced house in Caliços, Albufeira, Albufeira e Olhos de Água
Terraced house in Caliços, Albufeira, Albufeira e Olhos de Água — image 2Terraced house in Caliços, Albufeira, Albufeira e Olhos de Água — image 3Terraced house in Caliços, Albufeira, Albufeira e Olhos de Água — image 4Terraced house in Caliços, Albufeira, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

Terraced house in Caliços, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€875,000

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

10.8%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €109,036/yr
Average Daily Rate: €672
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 9.8 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 77.4 / 100
Comparable Properties: 11
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+15.2% over asking

Asking price€875,000
IMT — Property transfer tax (investment schedule)€52,500
IS — Stamp duty (0.8%)€7,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,125
Total acquisition costs€73,875
Renovation (est. €55/m² × 300 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,500
(€9,000–€24,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

12.5%

True gross yield (all-in)

10.8%

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: 5
Bathrooms: 5
Building: 300 m²
Land: 346 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with pergolatraditional terracotta roof tilesprivate garden areacarport

Score Breakdown

ROI
23.46
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
7.07
Rental Demand
4.44
Payback Speed
4
STR Suitability
3

Description

5-bedroom villa with swimming pool located in Aldeia das Amendoeiras, Albufeira. Divided into 3 floors with an East-West orientation. Comprising: Ground floor: carport, garden, 2 bedrooms, kitchen and bathroom; Basement: 3 bedrooms and 2 bathrooms; Sub-basement: pantry, patio and swimming pool with electric cover.

Location

📍 37.0967°N, 8.2476°W

· Albufeira, Algarve, Portugal

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Albufeira / Central Algarve

Terraced house in Caliços, Albufeira, Albufeira e Olhos de Água

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
300 m²
Land Plot
346 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.6% net return annually.

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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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$215K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$6,835/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.6 yr
Rental only

Property details

Year built: 2003
Energy: D
Condition: good

Description

5-bedroom villa with swimming pool located in Aldeia das Amendoeiras, Albufeira. Divided into 3 floors with an East-West orientation. Comprising: Ground floor: carport, garden, 2 bedrooms, kitchen and bathroom; Basement: 3 bedrooms and 2 bathrooms; Sub-basement: pantry, patio and swimming pool with electric cover.

Income Breakdown

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Nightly Rate (ADR)
$992/night
50% ($456)Brixfox estimate($992/night)200% ($1826)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$82,018
Airbnb data$992/night · 44% occupancy
Rental income
$992/night · 44% occ.
$160,927
Running costs (20%)
Utilities, cleaning, maintenance
-$32,185
Income tax (10%)
Indonesian rental income tax
-$45,060
Property tax
Annual property tax
-$1,664
Net income
8.6% ROI
$82,018

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$951,087
IMT (transfer tax, investment schedule)$57,065
Imposto de Selo (stamp duty)$7,609
Notary & registration$1,359
Legal / due diligence$14,266
Total acquisition costs$80,299
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$17,935
($9,783–$26,087)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$1,093,777

Gross yield (asking)

16.9%

True gross yield (all-in)

14.7%

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.

$7.4M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $875K
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
$1.1M
+22%
Rental Income
+$401K
Total Position
$1.5M
+67%
10.9%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$865K
Total Position
$2.2M
+147%
9.5%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$2.0M
Total Position
$3.9M
+351%
7.8%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$3.6M
Total Position
$6.4M
+635%
6.9%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$913 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Good
346 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $913 — 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 44% — 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.
7.8%
$6,198/mo
40% occ.
10.5%
$8,311/mo
44% occ.
11.7%
$9,249/mo
current
54% occ.
14.3%
$11,361/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.