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House in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água
Grade C+villamid-range

House in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€3.2M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €83,241/yr
Average Daily Rate: €453
+7.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 114.4 years
5-yr Capital Value: €3.7M
10-yr Capital Value: €4.3M
Brixfox Score: 51.1 / 100
Comparable Properties: 8
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€3.6M

+11.0% over asking

Asking price€3.2M
IMT — Property transfer tax (investment schedule)€240,000
IS — Stamp duty (0.8%)€25,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€48,000
Total acquisition costs€314,850
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€3.6M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.3%

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
Building: 645 m²
Style: contemporary
Condition: new-build
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean-viewhillside-locationnew-construction

Score Breakdown

ROI
3.48
Visual Appeal
9.4
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.04
Payback Speed
0
STR Suitability
4

Description

Nestled in the prestigious Marina de Albufeira, this exceptional four-bedroom villa exemplifies contemporary luxury and architectural elegance. Conceived to the highest standards, the property offers uninterrupted sea views and a living experience of refinement both inside and out. The villa features four spacious be

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

Visit Ideal Homes Portugal →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 1
Ideal Homes Portugal

House in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-37983 Source verified · Ideal Homes Portugal · listed 21 Apr 2026
Asking price · Freehold
$3,478,261
View original listing
Ownership
Freehold
Bedrooms
4
Built area
645 m²
True net yield
0.9%
≈ $5,680/mo net after costs & tax
5-yr total return (net + appreciation)
6.5% / yr avg
Payback in ~114 yrs from rent
Brixfox Score 51 · C+

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: new-build

Description

Nestled in the prestigious Marina de Albufeira, this exceptional four-bedroom villa exemplifies contemporary luxury and architectural elegance. Conceived to the highest standards, the property offers uninterrupted sea views and a living experience of refinement both inside and out. The villa features four spacious be

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)
$637/night
50% ($293)Brixfox estimate($637/night)200% ($1172)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$56,381
Likely range $33,828 – $78,934
Airbnb data$637/night · 50% occupancy
Rental income
$637/night · 50% occ.
$108,425
Running costs (20%)
Utilities, cleaning, maintenance
-$21,685
Income tax (10%)
Indonesian rental income tax
-$30,359
Property tax
Annual property tax
-$0
Net income
1.6% ROI
$56,381

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.8%
1.5%
Fully-managed
1.1%
0.9%
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

2.9%

Annual Revenue

$108,425

Income Tax / yr

$9,487

Payback

—

True All-In Cost
Asking price$3,478,261
IMT — transfer tax (non-resident 7.5%)$260,870
Stamp duty (0.8%)$27,826
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,809,674

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$14.8M$11.1M$7.4M$3.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.2M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.9M
+22%
Rental Income
+$275K
Total Position
$4.2M
+30%
5.4%/yr
Year 10
Capital Value
$4.7M
+48%
Rental Income
+$595K
Total Position
$5.3M
+67%
5.2%/yr
Year 20
Capital Value
$7.0M
+119%
Rental Income
+$1.4M
Total Position
$8.4M
+163%
4.9%/yr
Year 30
Capital Value
$10.4M
+224%
Rental Income
+$2.5M
Total Position
$12.8M
+301%
4.7%/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

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
1.6% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$586 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $586 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.6% 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

30% occ.
1.4%
$4,119/mo
40% occ.
1.9%
$5,475/mo
50% occ.
2.4%
$6,830/mo
current
60% occ.
2.8%
$8,186/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.