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Detached house in Vale Pedras, Albufeira e Olhos de Água
Detached house in Vale Pedras, Albufeira e Olhos de Água — image 2Detached house in Vale Pedras, Albufeira e Olhos de Água — image 3Detached house in Vale Pedras, Albufeira e Olhos de Água — image 4Detached house in Vale Pedras, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

Detached house in Vale Pedras, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€830,000

Asking Price (EUR)

13.6%

True Net Yield (Owner, all-in)

9.9%

True Net Yield (Managed, all-in)

16.0%

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: €152,832/yr
Average Daily Rate: €716
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has pool (+10%)
Payback Period: 9.6 years
5-yr Capital Value: €962,197
10-yr Capital Value: €1.1M
Brixfox Score: 84.7 / 100
Comparable Properties: 33
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€953,610

+14.9% over asking

Asking price€830,000
IMT — Property transfer tax (investment schedule)€49,800
IS — Stamp duty (0.8%)€6,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,450
Total acquisition costs€70,140
Renovation (est. €55/m² × 244 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,420
(€7,320–€19,520)
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)€953,610

Gross yield (asking price)

18.4%

True gross yield (all-in)

16.0%

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: 244 m²
Land: 414 m²
Style: portuguese-traditional
Condition: good
Year Built: 2006
Energy Certificate: C
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop-jacuzziprivate-poolbright-colorful-interiors

Score Breakdown

ROI
25
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
8.89
Rental Demand
5.85
Payback Speed
5
STR Suitability
4

Description

Situated in a quiet residential area of Albufeira, this elegant villa offers comfort, privacy, and excellent rental potential the perfect investment or family home in the Algarve. Built in 2006 on a 414 m² plot, the property has a total construction area of 244 m² and features bright interiors, generous outdoor spaces

Location

📍 37.0993°N, 8.2420°W

· Albufeira, Algarve, Portugal

Visit Divine Home Real Estate Portugal →Listed via Idealista.pt
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Divine Home Real Estate Portugal
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4-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Vale Pedras, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-88479 Source verified · Divine Home Real Estate Portugal · listed 1 Jul 2026
Asking price · Freehold
$902,174
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
244 m²
Land
414 m²
True net yield
10.4%
≈ $13,996/mo net after costs & tax
5-yr total return (net + appreciation)
16.3% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 85 · 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: good
View: pool

Description

Situated in a quiet residential area of Albufeira, this elegant villa offers comfort, privacy, and excellent rental potential the perfect investment or family home in the Algarve. Built in 2006 on a 414 m² plot, the property has a total construction area of 244 m² and features bright interiors, generous outdoor spaces

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)
$1,002/night
50% ($461)Brixfox estimate($1,002/night)200% ($1843)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$102,958
Likely range $61,775 – $144,141
Airbnb data$1,002/night · 58% occupancy
Rental income
$1,002/night · 58% occ.
$197,996
Running costs (20%)
Utilities, cleaning, maintenance
-$39,599
Income tax (10%)
Indonesian rental income tax
-$55,439
Property tax
Annual property tax
-$0
Net income
11.4% ROI
$102,958

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

10.4%

on all-in cost of $1,017,499

Scenario
Pre-tax
After-tax
Owner-managed
16.5%
14.8%
Fully-managed
12.1%
10.4%
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

19.5%

Annual Revenue

$197,996

Income Tax / yr

$17,325

Payback

10 yrs

True All-In Cost
Asking price$902,174
IMT — transfer tax (non-resident 7.5%)$67,663
Stamp duty (0.8%)$7,217
Notary + registry$2,174
Legal$11,097
Furnishing + STR launch$27,174
All-in cost$1,017,499

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$8.3M$6.2M$4.1M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $830K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$503K
Total Position
$1.5M
+82%
12.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$1.1M
Total Position
$2.3M
+179%
10.8%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$2.5M
Total Position
$4.4M
+426%
8.7%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$4.5M
Total Position
$7.2M
+767%
7.5%/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
Strong
11.4% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$921 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
414 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.4% — outperforms most villas in this market
Premium nightly rate of $921 — 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

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

38% occ.
10.9%
$8,208/mo
48% occ.
13.8%
$10,341/mo
58% occ.
16.6%
$12,474/mo
current
68% occ.
19.4%
$14,606/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.