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Detached house in São Rafael, Albufeira e Olhos de Água
Grade Bvillaluxury

Detached house in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€5.5M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.8%

True Gross Yield

64%

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: €107,145/yr
Average Daily Rate: €456
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has ocean (+10%), Luxury finish (+8%)
Payback Period: 192.5 years
5-yr Capital Value: €6.4M
10-yr Capital Value: €7.4M
Brixfox Score: 55.5 / 100
Comparable Properties: 23
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.

€6.1M

+10.8% over asking

Asking price€5.5M
IMT — Property transfer tax (investment schedule)€412,500
IS — Stamp duty (0.8%)€44,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€82,500
Total acquisition costs€540,250
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)€6.1M

Gross yield (asking price)

1.9%

True gross yield (all-in)

1.8%

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
Building: 321 m²
Style: portuguese-traditional
Condition: excellent
Private Pool
ocean

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal proximitylush landscapingtraditional architecturemultiple properties in a resort-like setting

Score Breakdown

ROI
2.08
Visual Appeal
13.8
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
6.43
Payback Speed
0
STR Suitability
4

Description

Discover the privilege of living where space, privacy, and the ocean meet. Located in one of the most exclusive, peaceful, and sought-after areas of Albufeira, this distinguished single-storey 3-bedroom villa offers a rare combination of privacy, contemporary architecture, and a prime location, where only the cliff sep

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 1
Idealista.pt

Detached house in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-88317 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$5,978,261
Ownership
Freehold
Bedrooms
3
Built area
321 m²
True net yield
0.5%
≈ $6,505/mo net after costs & tax
5-yr total return (net + appreciation)
6.1% / yr avg
Payback in ~193 yrs from rent
Brixfox Score 56 · 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

Condition: excellent
View: ocean

Description

Discover the privilege of living where space, privacy, and the ocean meet. Located in one of the most exclusive, peaceful, and sought-after areas of Albufeira, this distinguished single-storey 3-bedroom villa offers a rare combination of privacy, contemporary architecture, and a prime location, where only the cliff sep

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)
$639/night
50% ($294)Brixfox estimate($639/night)200% ($1175)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Indicative
Yearly income
$72,181
Likely range $43,309 – $101,053
Airbnb data$639/night · 64% occupancy
Rental income
$639/night · 64% occ.
$138,809
Running costs (20%)
Utilities, cleaning, maintenance
-$27,762
Income tax (10%)
Indonesian rental income tax
-$38,866
Property tax
Annual property tax
-$0
Net income
1.2% ROI
$72,181

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.5%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
1.2%
1.0%
Fully-managed
0.7%
0.5%
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

2.1%

Annual Revenue

$138,809

Income Tax / yr

$12,146

Payback

—

True All-In Cost
Asking price$5,978,261
IMT — transfer tax (non-resident 7.5%)$448,370
Stamp duty (0.8%)$47,826
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$6,517,174

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$24.1M$18.1M$12.1M$6.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $5.5M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$6.7M
+22%
Rental Income
+$353K
Total Position
$7.0M
+28%
5.1%/yr
Year 10
Capital Value
$8.1M
+48%
Rental Income
+$761K
Total Position
$8.9M
+62%
4.9%/yr
Year 20
Capital Value
$12.1M
+119%
Rental Income
+$1.8M
Total Position
$13.8M
+152%
4.7%/yr
Year 30
Capital Value
$17.8M
+224%
Rental Income
+$3.2M
Total Position
$21.0M
+282%
4.6%/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
Weak
1.2% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$588 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $588 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.2% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

44% occ.
1.2%
$6,025/mo
54% occ.
1.5%
$7,385/mo
64% occ.
1.8%
$8,745/mo
current
74% occ.
2.0%
$10,105/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.