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Detached house in Centro Antigo, Albufeira e Olhos de Água
Detached house in Centro Antigo, Albufeira e Olhos de Água — image 2Detached house in Centro Antigo, Albufeira e Olhos de Água — image 3Detached house in Centro Antigo, Albufeira e Olhos de Água — image 4Detached house in Centro Antigo, Albufeira e Olhos de Água — image 5
Grade Bvillamid-range

Detached house in Centro Antigo, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€3.5M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.9%

True Gross Yield

48%

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: €72,166/yr
Average Daily Rate: €410
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 187.0 years
5-yr Capital Value: €4.1M
10-yr Capital Value: €4.7M
Brixfox Score: 59.5 / 100
Comparable Properties: 19
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€3.9M

+11.2% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
Renovation (est. €55/m² × 265 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,575
(€7,950–€21,200)
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)€3.9M

Gross yield (asking price)

2.1%

True gross yield (all-in)

1.9%

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: 3
Building: 265 m²
Land: 2430 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

sea-viewtraditional-roof-tilesmature-trees

Score Breakdown

ROI
2.12
Visual Appeal
13.4
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
4.83
Payback Speed
0
STR Suitability
4

Description

In a privileged location is this magnificent hideaway between Praia da Santa Eulália and Praia da Oura. With stunning sea views and unique natural surroundings. Two single-storey villas are built on a 2430m2 plot. The main property comprises an entrance hall, lounge, three bedrooms, three bathrooms, kitchen and stora

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

Listed by NULITA DA QUINTA 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
3-bedroom freehold villa in Albufeira — photo 3 of 5
3-bedroom freehold villa in Albufeira — photo 4 of 5
3-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Centro Antigo, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-52355 Source verified · Idealista.pt · listed 3 May 2026
Asking price · Freehold
$3,804,348
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
265 m²
Land
2430 m²
True net yield
0.5%
≈ $4,390/mo net after costs & tax
5-yr total return (net + appreciation)
6.2% / yr avg
Payback in ~187 yrs from rent
Brixfox Score 60 · 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

Energy: D
Condition: good

Description

In a privileged location is this magnificent hideaway between Praia da Santa Eulália and Praia da Oura. With stunning sea views and unique natural surroundings. Two single-storey villas are built on a 2430m2 plot. The main property comprises an entrance hall, lounge, three bedrooms, three bathrooms, kitchen and stora

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)
$576/night
50% ($265)Brixfox estimate($576/night)200% ($1060)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$48,861
Likely range $29,316 – $68,405
Airbnb data$576/night · 48% occupancy
Rental income
$576/night · 48% occ.
$93,964
Running costs (20%)
Utilities, cleaning, maintenance
-$18,793
Income tax (10%)
Indonesian rental income tax
-$26,310
Property tax
Annual property tax
-$0
Net income
1.3% ROI
$48,861

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
1.3%
1.1%
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

2.3%

Annual Revenue

$93,964

Income Tax / yr

$8,222

Payback

—

True All-In Cost
Asking price$3,804,348
IMT — transfer tax (non-resident 7.5%)$285,326
Stamp duty (0.8%)$30,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,162,826

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$15.5M$11.6M$7.8M$3.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.5M
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
$4.3M
+22%
Rental Income
+$239K
Total Position
$4.5M
+28%
5.1%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$515K
Total Position
$5.7M
+63%
5.0%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$1.2M
Total Position
$8.9M
+154%
4.8%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$2.1M
Total Position
$13.5M
+285%
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

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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
Weak
1.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$530 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
2430 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $530 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 2430 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.3% 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.
1.2%
$3,678/mo
40% occ.
1.5%
$4,904/mo
48% occ.
1.9%
$5,920/mo
current
58% occ.
2.3%
$7,146/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.