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Terraced house in Em526, 3, Vale de Carros, Albufeira e Olhos de Água
Terraced house in Em526, 3, Vale de Carros, Albufeira e Olhos de Água — image 2Terraced house in Em526, 3, Vale de Carros, Albufeira e Olhos de Água — image 3Terraced house in Em526, 3, Vale de Carros, Albufeira e Olhos de Água — image 4Terraced house in Em526, 3, Vale de Carros, Albufeira e Olhos de Água — image 5
Grade B+villa

Terraced house in Em526, 3, Vale de Carros, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€875,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

60%

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: €89,851/yr
Average Daily Rate: €413
Payback Period: 19.1 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 71.9 / 100
Comparable Properties: 13
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+16.7% over asking

Asking price€875,000
IMT — Property transfer tax (investment schedule)€52,500
IS — Stamp duty (0.8%)€7,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,125
Total acquisition costs€73,875
Renovation (est. €200/m² × 200 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€40,000
(€20,000–€60,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

10.3%

True gross yield (all-in)

8.8%

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
Bathrooms: 2
Building: 200 m²
Year Built: 2026

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
18.69
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.96
Payback Speed
4
STR Suitability
4

Description

Located in the highly sought-after area of Patã de Baixo, between Olhos de Água and Vilamoura, Patã Garden Villas enjoys a prime location that combines tranquility with convenience. Surrounded by nature and just minutes away from some of the Algarve's most famous beaches, world-class golf courses, international scho

Location

📍 37.1066°N, 8.1846°W

· Albufeira, Algarve, Portugal

Listed by Nozul Algarve Real Estate via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Albufeira — photo 2 of 5
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3-bedroom freehold villa in Albufeira — photo 5 of 5

Terraced house in Em526, 3, Vale de Carros, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-93414 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$951,087
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
200 m²
True net yield
5.2%
≈ $7,776/mo net after costs & tax
5-yr total return (net + appreciation)
11.3% / yr avg
Payback in ~19 yrs from rent
Brixfox Score 72 · 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

Year built: 2026

Description

Located in the highly sought-after area of Patã de Baixo, between Olhos de Água and Vilamoura, Patã Garden Villas enjoys a prime location that combines tranquility with convenience. Surrounded by nature and just minutes away from some of the Algarve's most famous beaches, world-class golf courses, international scho

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)
$577/night
50% ($289)Brixfox estimate($577/night)200% ($1,155)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$60,505
Likely range $36,303 – $84,707
Airbnb data$577/night · 60% occupancy
Rental income
$577/night · 60% occ.
$116,355
Running costs (20%)
Utilities, cleaning, maintenance
-$23,271
Income tax (28%)
Non-resident IRS (Cat. F)
-$32,580
Net income
6.4% ROI
$60,505

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

5.2%

on all-in cost of $1,071,074

Scenario
Pre-tax
After-tax
Owner-managed
8.7%
7.8%
Fully-managed
6.2%
5.2%
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

10.9%

Annual Revenue

$116,355

Income Tax / yr

$10,182

Payback

19 yrs

True All-In Cost
Asking price$951,087
IMT — transfer tax (non-resident 7.5%)$71,332
Stamp duty (0.8%)$7,609
Notary + registry$2,174
Legal$11,699
Furnishing + STR launch$27,174
All-in cost$1,071,074

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$6.3M$4.7M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $875K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$296K
Total Position
$1.4M
+55%
9.2%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$638K
Total Position
$1.9M
+121%
8.3%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.5M
Total Position
$3.4M
+290%
7.0%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$2.6M
Total Position
$5.5M
+527%
6.3%/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
Good
6.4% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$531 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 $531 — 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 60% — 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

40% occ.
4.6%
$3,619/mo
50% occ.
5.7%
$4,532/mo
60% occ.
6.9%
$5,445/mo
current
70% occ.
8.0%
$6,359/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.