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

Detached house in Balaia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€975,000

Asking Price (EUR)

8.8%

True Net Yield (Owner, all-in)

6.4%

True Net Yield (Managed, all-in)

10.7%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €118,894/yr
Average Daily Rate: €517
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has sea (+10%), Luxury finish (+8%)
Payback Period: 15.3 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 84.6 / 100
Comparable Properties: 48
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+13.9% over asking

Asking price€975,000
IMT — Property transfer tax (investment schedule)€58,500
IS — Stamp duty (0.8%)€7,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,625
Total acquisition costs€82,175
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

12.2%

True gross yield (all-in)

10.7%

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: 3
Bathrooms: 3
Building: 190 m²
Land: 468 m²
Style: contemporary
Condition: excellent
Year Built: 1988
Energy Certificate: b-
Private Pool
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private pool with sun loungersmodern kitchen with integrated appliancesstone accent wall with fireplace and mounted TVpergola-covered outdoor dining areasea view from upper levels

Score Breakdown

ROI
22.1
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
10.77
Rental Demand
6.3
Payback Speed
4
STR Suitability
4

Description

In one of the most sought-after residential areas of the Algarve, Balaia in Santa Eulália at a 5-minute drive from the well-known Albufeira, we present this exclusive detached villa on a spacious plot with a private swimming pool, generous outdoor areas and an excellent location within walking distance of the beach, re

Location

📍 37.0904°N, 8.2105°W

· Albufeira, Algarve, Portugal

Visit Divine Home Real Estate Portugal →Listed via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 5
Divine Home Real Estate Portugal
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3-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Balaia, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-88150 Source verified · Divine Home Real Estate Portugal · listed 1 Jul 2026
Asking price · Freehold
$1,059,783
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
190 m²
Land
468 m²
True net yield
6.6%
≈ $10,569/mo net after costs & tax
5-yr total return (net + appreciation)
12.5% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 85 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Albufeira

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 1988
Energy: b-
Condition: excellent
View: sea

Description

In one of the most sought-after residential areas of the Algarve, Balaia in Santa Eulália at a 5-minute drive from the well-known Albufeira, we present this exclusive detached villa on a spacious plot with a private swimming pool, generous outdoor areas and an excellent location within walking distance of the beach, re

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$723/night
50% ($333)Brixfox estimate($723/night)200% ($1331)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Indicative
Yearly income
$80,096
Likely range $48,058 – $112,134
Airbnb data$723/night · 63% occupancy
Rental income
$723/night · 63% occ.
$154,030
Running costs (20%)
Utilities, cleaning, maintenance
-$30,806
Income tax (10%)
Indonesian rental income tax
-$43,129
Property tax
Annual property tax
-$0
Net income
7.6% ROI
$80,096

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

6.5%

on all-in cost of $1,190,128

Scenario
Pre-tax
After-tax
Owner-managed
10.7%
9.5%
Fully-managed
7.7%
6.5%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

12.9%

Annual Revenue

$154,030

Income Tax / yr

$13,477

Payback

15 yrs

True All-In Cost
Asking price$1,059,783
IMT — transfer tax (non-resident 7.5%)$79,484
Stamp duty (0.8%)$8,478
Notary + registry$2,174
Legal$13,036
Furnishing + STR launch$27,174
All-in cost$1,190,128

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$7.7M$5.8M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $975K
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 12: 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
$1.2M
+22%
Rental Income
+$391K
Total Position
$1.6M
+62%
10.1%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$845K
Total Position
$2.3M
+135%
8.9%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$2.0M
Total Position
$4.1M
+322%
7.5%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$3.5M
Total Position
$6.7M
+584%
6.6%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.6% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$665 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
468 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $665 — 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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

43% occ.
7.5%
$6,624/mo
53% occ.
9.2%
$8,164/mo
63% occ.
11.0%
$9,704/mo
current
73% occ.
12.7%
$11,243/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. Market factors in Portugal may impact actual yields.