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Detached house in São Rafael, Albufeira e Olhos de Água
Detached house in São Rafael, Albufeira e Olhos de Água — image 2Detached house in São Rafael, Albufeira e Olhos de Água — image 3Detached house in São Rafael, Albufeira e Olhos de Água — image 4Detached house in São Rafael, Albufeira e Olhos de Água — image 5
Grade Avillaluxury

Detached house in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.4M

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

5.2%

True Net Yield (Managed, all-in)

8.5%

True Gross Yield

55%

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: €230,406/yr
Average Daily Rate: €1149
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 18.4 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.2M
Brixfox Score: 81.6 / 100
Comparable Properties: 9
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€2.7M

+12.8% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€179,250
IS — Stamp duty (0.8%)€19,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€35,850
Total acquisition costs€235,470
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.7M

Gross yield (asking price)

9.6%

True gross yield (all-in)

8.5%

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: 5
Bathrooms: 6
Building: 500 m²
Land: 750 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolintegrated outdoor seatinglarge sliding glass doorsminimalist landscaping

Score Breakdown

ROI
19.29
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
10
Rental Demand
5.5
Payback Speed
4
STR Suitability
4

Description

Luxury 5 bedroom villa for sale in São Rafael, Albufeira This spectacular luxury villa, with modern architecture and a privileged location, offers a life of comfort and opulence. It consists of 3 floors with large balconies. With garage in the basement. Ground floor with hall, living and dining room, kitchen, laundry,

Location

📍 37.0795°N, 8.2820°W

· Albufeira, Algarve, Portugal

Listed by Casa 10 - Mediação Imobiliária via Idealista.pt
5-bedroom freehold villa in Albufeira — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Albufeira — photo 2 of 5
5-bedroom freehold villa in Albufeira — photo 3 of 5
5-bedroom freehold villa in Albufeira — photo 4 of 5
5-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6146 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$2,597,826
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
500 m²
Land
750 m²
True net yield
5.4%
≈ $20,736/mo net after costs & tax
5-yr total return (net + appreciation)
10.9% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 82 · 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

Energy: A
Condition: new-build

Description

Luxury 5 bedroom villa for sale in São Rafael, Albufeira This spectacular luxury villa, with modern architecture and a privileged location, offers a life of comfort and opulence. It consists of 3 floors with large balconies. With garage in the basement. Ground floor with hall, living and dining room, kitchen, laundry,

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)
$1,616/night
50% ($743)Brixfox estimate($1,616/night)200% ($2973)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$156,054
Likely range $93,633 – $218,476
Airbnb data$1,616/night · 55% occupancy
Rental income
$1,616/night · 55% occ.
$300,104
Running costs (20%)
Utilities, cleaning, maintenance
-$60,021
Income tax (10%)
Indonesian rental income tax
-$84,029
Property tax
Annual property tax
-$0
Net income
6.0% ROI
$156,054

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.7%
7.8%
Fully-managed
6.3%
5.4%
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

10.5%

Annual Revenue

$300,104

Income Tax / yr

$26,259

Payback

18 yrs

True All-In Cost
Asking price$2,597,826
IMT — transfer tax (non-resident 7.5%)$194,837
Stamp duty (0.8%)$20,783
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,856,163

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$16.8M$12.6M$8.4M$4.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.4M
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
$2.9M
+22%
Rental Income
+$762K
Total Position
$3.7M
+54%
9.0%/yr
Year 10
Capital Value
$3.5M
+48%
Rental Income
+$1.6M
Total Position
$5.2M
+117%
8.0%/yr
Year 20
Capital Value
$5.2M
+119%
Rental Income
+$3.9M
Total Position
$9.1M
+281%
6.9%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$6.8M
Total Position
$14.6M
+510%
6.2%/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
6.0% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$1487 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
750 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1487 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 750 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
5.6%
$12,025/mo
45% occ.
7.1%
$15,466/mo
55% occ.
8.7%
$18,906/mo
current
65% occ.
10.3%
$22,347/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.