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House in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água
House in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 2House in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 3House in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 4House in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 5
Grade Avilla

House in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.8M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (4 comps, 58% confidence).

9.1%

True Net Yield (Owner, all-in)

6.6%

True Net Yield (Managed, all-in)

10.7%

True Gross Yield

62%

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: €226,283/yr
Average Daily Rate: €996
Payback Period: 13.8 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.4M
Brixfox Score: 77.9 / 100
Comparable Properties: 4
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€2.1M

+17.8% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€134,250
IS — Stamp duty (0.8%)€14,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,850
Total acquisition costs€176,670
Renovation (est. €200/m² × 413 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€82,600
(€41,300–€123,900)
Furnishing & STR launch (8bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€58,950
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

12.6%

True gross yield (all-in)

10.7%

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: 8
Bathrooms: 5
Building: 413 m²
Year Built: 1900

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
23.46
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
6.23
Payback Speed
5
STR Suitability
4

Description

Set within one of the Algarve's most desirable residential areas, this exceptional villa offers an outstanding combination of space, privacy and refined living. Originally commissioned in the 1980s as an embassy residence, the property has been extensively renovated to a high standard, preserving its distinctive archit

Location

📍 37.0918°N, 8.2282°W

· Albufeira, Algarve, Portugal

Listed by Berkshire Hathaway HomeServices Portugal Property via Idealista.pt
8-bedroom freehold villa in Albufeira — photo 1 of 5
Idealista.pt
8-bedroom freehold villa in Albufeira — photo 2 of 5
8-bedroom freehold villa in Albufeira — photo 3 of 5
8-bedroom freehold villa in Albufeira — photo 4 of 5
8-bedroom freehold villa in Albufeira — photo 5 of 5

House in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-93341 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$1,945,652
Ownership
Freehold
Bedrooms
8
Bathrooms
5
Built area
413 m²
True net yield
7.2%
≈ $20,588/mo net after costs & tax
5-yr total return (net + appreciation)
12.8% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 78 · 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: 1900

Description

Set within one of the Algarve's most desirable residential areas, this exceptional villa offers an outstanding combination of space, privacy and refined living. Originally commissioned in the 1980s as an embassy residence, the property has been extensively renovated to a high standard, preserving its distinctive archit

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)
$1,393/night
50% ($696)Brixfox estimate($1,393/night)200% ($2,786)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Indicative
Yearly income
$152,389
Likely range $91,434 – $213,345
Airbnb data$1,393/night · 62% occupancy
Rental income
$1,393/night · 62% occ.
$293,055
Running costs (20%)
Utilities, cleaning, maintenance
-$58,611
Income tax (28%)
Non-resident IRS (Cat. F)
-$82,056
Net income
7.8% ROI
$152,389

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

7.2%

on all-in cost of $2,149,859

Scenario
Pre-tax
After-tax
Owner-managed
11.5%
10.3%
Fully-managed
8.4%
7.2%
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

13.6%

Annual Revenue

$293,055

Income Tax / yr

$25,642

Payback

14 yrs

True All-In Cost
Asking price$1,945,652
IMT — transfer tax (non-resident 7.5%)$145,924
Stamp duty (0.8%)$15,565
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,149,859

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$14.3M$10.8M$7.2M$3.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 11: 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
$2.2M
+22%
Rental Income
+$744K
Total Position
$2.9M
+63%
10.3%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$1.6M
Total Position
$4.3M
+138%
9.0%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$3.8M
Total Position
$7.7M
+330%
7.6%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$6.7M
Total Position
$12.5M
+597%
6.7%/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

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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
7.8% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$1282 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1282 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
5.7%
$9,309/mo
52% occ.
7.1%
$11,512/mo
62% occ.
8.5%
$13,715/mo
current
72% occ.
9.8%
$15,918/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.