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Detached house in Rua dos Portugueses, Praia da Falésia, Albufeira e Olhos de Água
Detached house in Rua dos Portugueses, Praia da Falésia, Albufeira e Olhos de Água — image 2Detached house in Rua dos Portugueses, Praia da Falésia, Albufeira e Olhos de Água — image 3Detached house in Rua dos Portugueses, Praia da Falésia, Albufeira e Olhos de Água — image 4Detached house in Rua dos Portugueses, Praia da Falésia, Albufeira e Olhos de Água — image 5
Grade Avillaluxury

Detached house in Rua dos Portugueses, Praia da Falésia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€3.1M

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

53%

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: €308,461/yr
Average Daily Rate: €1585
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has ocean (+10%), Luxury finish (+8%)
Payback Period: 17.6 years
5-yr Capital Value: €3.6M
10-yr Capital Value: €4.2M
Brixfox Score: 80.5 / 100
Comparable Properties: 8
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€3.5M

+12.1% over asking

Asking price€3.1M
IMT — Property transfer tax (investment schedule)€232,500
IS — Stamp duty (0.8%)€24,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€46,500
Total acquisition costs€305,050
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€3.5M

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.9%

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: 4
Building: 450 m²
Land: 600 m²
Style: contemporary
Condition: excellent
Year Built: 2014
Energy Certificate: D
Private Pool
ocean

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming poolwell-maintained gardenproximity to beach

Score Breakdown

ROI
20.01
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
9.78
Rental Demand
5.33
Payback Speed
4
STR Suitability
4

Description

Just a few minutes from the stunning Falésia Beach, considered by critics once again as the most beautiful beach in the world, is this extraordinary luxury property, a true sanctuary of tranquillity, refinement and privacy. Inserted in a plot of private land with 600m2 of total area, where nature merges harmoniously w

Location

📍 37.0852°N, 8.1579°W

· Albufeira, Algarve, Portugal

Listed by Imobipera - Mediação Imobiliária Lda via Idealista.pt
5-bedroom freehold villa in Albufeira — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Albufeira — photo 2 of 5
5-bedroom freehold villa in Albufeira — photo 3 of 5
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5-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Rua dos Portugueses, Praia da Falésia, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-88172 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$3,369,565
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
450 m²
Land
600 m²
True net yield
5.7%
≈ $27,824/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 81 · 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: 2014
Energy: D
Condition: excellent
View: ocean

Description

Just a few minutes from the stunning Falésia Beach, considered by critics once again as the most beautiful beach in the world, is this extraordinary luxury property, a true sanctuary of tranquillity, refinement and privacy. Inserted in a plot of private land with 600m2 of total area, where nature merges harmoniously w

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)
$2,218/night
50% ($1020)Brixfox estimate($2,218/night)200% ($4081)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$207,789
Likely range $124,674 – $290,904
Airbnb data$2,218/night · 53% occupancy
Rental income
$2,218/night · 53% occ.
$399,595
Running costs (20%)
Utilities, cleaning, maintenance
-$79,919
Income tax (10%)
Indonesian rental income tax
-$111,886
Property tax
Annual property tax
-$0
Net income
6.2% ROI
$207,789

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

5.7%

on all-in cost of $3,691,957

Scenario
Pre-tax
After-tax
Owner-managed
9.0%
8.1%
Fully-managed
6.6%
5.7%
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

10.8%

Annual Revenue

$399,595

Income Tax / yr

$34,964

Payback

18 yrs

True All-In Cost
Asking price$3,369,565
IMT — transfer tax (non-resident 7.5%)$252,717
Stamp duty (0.8%)$26,957
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,691,957

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$22.0M$16.5M$11.0M$5.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.1M
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 14: 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
$3.8M
+22%
Rental Income
+$1.0M
Total Position
$4.8M
+54%
9.1%/yr
Year 10
Capital Value
$4.6M
+48%
Rental Income
+$2.2M
Total Position
$6.8M
+119%
8.1%/yr
Year 20
Capital Value
$6.8M
+119%
Rental Income
+$5.1M
Total Position
$11.9M
+285%
7.0%/yr
Year 30
Capital Value
$10.1M
+224%
Rental Income
+$9.1M
Total Position
$19.1M
+518%
6.3%/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
6.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$2041 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $2041 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 600 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
5.6%
$15,731/mo
43% occ.
7.3%
$20,453/mo
53% occ.
9.0%
$25,175/mo
current
63% occ.
10.6%
$29,898/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.