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Detached house in Caminho dos Brejos b81, Caliços, Albufeira e Olhos de Água
Detached house in Caminho dos Brejos b81, Caliços, Albufeira e Olhos de Água — image 2Detached house in Caminho dos Brejos b81, Caliços, Albufeira e Olhos de Água — image 3Detached house in Caminho dos Brejos b81, Caliços, Albufeira e Olhos de Água — image 4Detached house in Caminho dos Brejos b81, Caliços, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Detached house in Caminho dos Brejos b81, Caliços, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€524,000

Asking Price (EUR)

7.5%

True Net Yield (Owner, all-in)

5.2%

True Net Yield (Managed, all-in)

9.7%

True Gross Yield

58%

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: €59,075/yr
Average Daily Rate: €279
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 18.8 years
5-yr Capital Value: €607,460
10-yr Capital Value: €704,212
Brixfox Score: 73.2 / 100
Comparable Properties: 98
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.

€610,977

+16.6% over asking

Asking price€524,000
IMT — Property transfer tax (investment schedule)€29,750
IS — Stamp duty (0.8%)€4,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,860
Total acquisition costs€43,052
Renovation (est. €55/m² × 265 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,575
(€7,950–€21,200)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€610,977

Gross yield (asking price)

11.3%

True gross yield (all-in)

9.7%

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: 2
Bathrooms: 4
Building: 265 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal poolprivate outdoor BBQ areacovered parking

Score Breakdown

ROI
18.96
Visual Appeal
11.2
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.79
Payback Speed
4
STR Suitability
4

Description

This fantastic property was completely renovated 3 years ago and is presented in impeccable condition, ready to move into. Set within a private gated condominium of just 14 villas, with shared gardens and swimming pool, it offers a peaceful environment with complete privacy while remaining close to all amenities. Locat

Location

📍 37.1026°N, 8.2498°W

· Albufeira, Algarve, Portugal

Visit Real One - Real Estate & Property Management →Listed via Idealista.pt
2-bedroom freehold villa in Albufeira — photo 1 of 5
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Detached house in Caminho dos Brejos b81, Caliços, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-88163 Source verified · Real One - Real Estate & Property Management · listed 1 Jul 2026
Asking price · Freehold
$569,565
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
4
Built area
265 m²
True net yield
5.3%
≈ $4,982/mo net after costs & tax
5-yr total return (net + appreciation)
11.9% / yr avg
Payback in ~19 yrs from rent
Brixfox Score 73 · B+

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: 2009
Energy: C
Condition: good

Description

This fantastic property was completely renovated 3 years ago and is presented in impeccable condition, ready to move into. Set within a private gated condominium of just 14 villas, with shared gardens and swimming pool, it offers a peaceful environment with complete privacy while remaining close to all amenities. Locat

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)
$391/night
50% ($180)Brixfox estimate($391/night)200% ($719)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$39,796
Likely range $23,877 – $55,714
Airbnb data$391/night · 58% occupancy
Rental income
$391/night · 58% occ.
$76,530
Running costs (20%)
Utilities, cleaning, maintenance
-$15,306
Income tax (10%)
Indonesian rental income tax
-$21,429
Property tax
Annual property tax
-$0
Net income
7.0% ROI
$39,796

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

5.3%

on all-in cost of $653,192

Scenario
Pre-tax
After-tax
Owner-managed
9.2%
8.1%
Fully-managed
6.3%
5.3%
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

11.7%

Annual Revenue

$76,530

Income Tax / yr

$6,697

Payback

19 yrs

True All-In Cost
Asking price$569,565
IMT — transfer tax (non-resident 7.5%)$42,717
Stamp duty (0.8%)$4,557
Notary + registry$2,174
Legal$7,005
Furnishing + STR launch$27,174
All-in cost$653,192

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$4.0M$3.0M$2.0M$989K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $524K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$638K
+22%
Rental Income
+$194K
Total Position
$832K
+59%
9.7%/yr
Year 10
Capital Value
$776K
+48%
Rental Income
+$420K
Total Position
$1.2M
+128%
8.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$984K
Total Position
$2.1M
+307%
7.3%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.7M
Total Position
$3.4M
+557%
6.5%/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
7.0% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$360 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $360 — 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 58% — 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

38% occ.
6.7%
$3,157/mo
48% occ.
8.4%
$3,989/mo
58% occ.
10.2%
$4,821/mo
current
68% occ.
11.9%
$5,654/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.