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Detached house in Rua Júlio Diniz T8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água
Detached house in Rua Júlio Diniz T8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 2Detached house in Rua Júlio Diniz T8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 3Detached house in Rua Júlio Diniz T8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 4Detached house in Rua Júlio Diniz T8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 5
Grade A+villamid-range

Detached house in Rua Júlio Diniz T8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.1M

Asking Price (EUR)

10.5%

True Net Yield (Owner, all-in)

7.7%

True Net Yield (Managed, all-in)

12.6%

True Gross Yield

59%

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: €153,275/yr
Average Daily Rate: €710
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has garden (+10%)
Payback Period: 12.6 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 87.1 / 100
Comparable Properties: 33
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€1.2M

+13.1% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€64,800
IS — Stamp duty (0.8%)€8,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,200
Total acquisition costs€90,890
Renovation (est. €55/m² × 184 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,120
(€5,520–€14,720)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

14.2%

True gross yield (all-in)

12.6%

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: 4
Bathrooms: 3
Building: 184 m²
Land: 796 m²
Style: portuguese-traditional
Condition: good
Year Built: 1979
Energy Certificate: D
Private Pool
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roofcovered outdoor patioprivate swimming pool

Score Breakdown

ROI
24.82
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.91
Payback Speed
5
STR Suitability
4

Description

4 bedroom villa for sale in Areias de São João, just 150m from the popular Rua da Oura or also known as the Strip. The house is perfectly habitable, however, in a context of modernising it and making it more comfortable, this in a perspective that this can become your next permanent residence, a renovation will be ess

Location

📍 37.0937°N, 8.2301°W

· Albufeira, Algarve, Portugal

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

Detached house in Rua Júlio Diniz T8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-88231 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$1,173,913
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
184 m²
Land
796 m²
True net yield
7.9%
≈ $13,879/mo net after costs & tax
5-yr total return (net + appreciation)
13.7% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 87 · 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: 1979
Energy: D
Condition: good
View: garden

Description

4 bedroom villa for sale in Areias de São João, just 150m from the popular Rua da Oura or also known as the Strip. The house is perfectly habitable, however, in a context of modernising it and making it more comfortable, this in a perspective that this can become your next permanent residence, a renovation will be ess

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)
$994/night
50% ($457)Brixfox estimate($994/night)200% ($1829)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$103,254
Likely range $61,952 – $144,557
Airbnb data$994/night · 59% occupancy
Rental income
$994/night · 59% occ.
$198,566
Running costs (20%)
Utilities, cleaning, maintenance
-$39,713
Income tax (10%)
Indonesian rental income tax
-$55,599
Property tax
Annual property tax
-$0
Net income
8.8% ROI
$103,254

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

7.9%

on all-in cost of $1,314,065

Scenario
Pre-tax
After-tax
Owner-managed
12.7%
11.3%
Fully-managed
9.2%
7.9%
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

15.1%

Annual Revenue

$198,566

Income Tax / yr

$17,375

Payback

13 yrs

True All-In Cost
Asking price$1,173,913
IMT — transfer tax (non-resident 7.5%)$88,043
Stamp duty (0.8%)$9,391
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,314,065

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$9.2M$6.9M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 10: 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
$1.3M
+22%
Rental Income
+$504K
Total Position
$1.8M
+68%
11.0%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$1.1M
Total Position
$2.7M
+149%
9.5%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$2.6M
Total Position
$4.9M
+355%
7.9%/yr
Year 30
Capital Value
$3.5M
+224%
Rental Income
+$4.5M
Total Position
$8.0M
+643%
6.9%/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
Strong
8.8% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$914 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
796 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $914 — positioned in the top tier
Generous 796 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
8.5%
$8,277/mo
49% occ.
10.6%
$10,393/mo
59% occ.
12.8%
$12,510/mo
current
69% occ.
15.0%
$14,626/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.