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House in Vale Pedras, Albufeira e Olhos de Água
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Grade Avillamid-range

House in Vale Pedras, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€615,000

Asking Price (EUR)

12.8%

True Net Yield (Owner, all-in)

9.3%

True Net Yield (Managed, all-in)

15.4%

True Gross Yield

55%

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: €107,904/yr
Average Daily Rate: €540
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has pool (+10%)
Payback Period: 10.6 years
5-yr Capital Value: €712,954
10-yr Capital Value: €826,509
Brixfox Score: 78.5 / 100
Comparable Properties: 74
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.

€702,125

+14.2% over asking

Asking price€615,000
IMT — Property transfer tax (investment schedule)€37,030
IS — Stamp duty (0.8%)€4,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,225
Total acquisition costs€52,425
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€702,125

Gross yield (asking price)

17.6%

True gross yield (all-in)

15.4%

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: 276 m²
Land: 108 m²
Style: contemporary
Condition: excellent
Year Built: 2006
Energy Certificate: C
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolopen-plan living/kitchen areabalcony/terrace access from multiple rooms

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
2.25
Rental Demand
5.48
Payback Speed
5
STR Suitability
4

Description

Two-storey 3 bedroom villa, fully renovated, with swimming pool and terraces. The entrance is through a large patio, where the BBQ area and a storage space are located, ideal for moments of conviviality outdoors. On the ground floor, the villa consists of entrance hall, pantry, a large storage closet and service bath

Location

📍 37.1045°N, 8.2393°W

· Albufeira, Algarve, Portugal

Visit Portugal Dream Home →Listed via Idealista.pt
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House in Vale Pedras, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-88291 Source verified · Portugal Dream Home · listed 1 Jul 2026
Asking price · Freehold
$668,478
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
276 m²
Land
108 m²
True net yield
9.5%
≈ $9,721/mo net after costs & tax
5-yr total return (net + appreciation)
15.8% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 79 · 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: 2006
Energy: C
Condition: excellent
View: pool

Description

Two-storey 3 bedroom villa, fully renovated, with swimming pool and terraces. The entrance is through a large patio, where the BBQ area and a storage space are located, ideal for moments of conviviality outdoors. On the ground floor, the villa consists of entrance hall, pantry, a large storage closet and service bath

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)
$755/night
50% ($347)Brixfox estimate($755/night)200% ($1389)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$72,690
Likely range $43,614 – $101,766
Airbnb data$755/night · 55% occupancy
Rental income
$755/night · 55% occ.
$139,789
Running costs (20%)
Utilities, cleaning, maintenance
-$27,958
Income tax (10%)
Indonesian rental income tax
-$39,141
Property tax
Annual property tax
-$0
Net income
10.9% ROI
$72,690

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

9.5%

on all-in cost of $761,533

Scenario
Pre-tax
After-tax
Owner-managed
15.3%
13.7%
Fully-managed
11.1%
9.5%
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

18.4%

Annual Revenue

$139,789

Income Tax / yr

$12,232

Payback

11 yrs

True All-In Cost
Asking price$668,478
IMT — transfer tax (non-resident 7.5%)$50,136
Stamp duty (0.8%)$5,348
Notary + registry$2,174
Legal$8,223
Furnishing + STR launch$27,174
All-in cost$761,533

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $615K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$748K
+22%
Rental Income
+$355K
Total Position
$1.1M
+79%
12.4%/yr
Year 10
Capital Value
$910K
+48%
Rental Income
+$767K
Total Position
$1.7M
+173%
10.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.8M
Total Position
$3.1M
+411%
8.5%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$3.2M
Total Position
$5.2M
+742%
7.4%/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
10.9% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$695 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
108 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.9% — outperforms most villas in this market
Premium nightly rate of $695 — 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 55% — 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

35% occ.
10.0%
$5,591/mo
45% occ.
12.9%
$7,199/mo
55% occ.
15.8%
$8,807/mo
current
65% occ.
18.7%
$10,414/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.