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Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água
Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 2Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 3Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 4Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

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

Albufeira · Central Algarve ·

€8.5M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

57%

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: €288,624/yr
Average Daily Rate: €1380
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 65.5 years
5-yr Capital Value: €9.9M
10-yr Capital Value: €11.4M
Brixfox Score: 60.6 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€9.4M

+10.7% over asking

Asking price€8.5M
IMT — Property transfer tax (investment schedule)€637,500
IS — Stamp duty (0.8%)€68,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€127,500
Total acquisition costs€834,250
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)€9.4M

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.1%

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: 400 m²
Style: contemporary
Condition: excellent
Year Built: 2024
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolrooftop jacuzzipanoramic ocean viewsfloor-to-ceiling glass doors

Score Breakdown

ROI
6.12
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.73
Payback Speed
0
STR Suitability
4

Description

OCEANIC VILLA - A unique opportunity to acquire one of the most exclusive villas in the Algarve, a luxurious property with a unique location, right on the seafront where no further construction is possible as it is a protected nature area. The villa has 5 suites, swimming pool, jacuzzi, sauna, gym, cinema room, wine ce

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

Listed by DZIP - INVESTMENTS 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
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5-bedroom freehold villa in Albufeira — photo 5 of 5

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

Albufeira · Central Algarve · Ref BF-6158 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$9,239,130
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
400 m²
True net yield
1.5%
≈ $22,545/mo net after costs & tax
5-yr total return (net + appreciation)
7.0% / yr avg
Payback in ~65 yrs from rent
Brixfox Score 61 · 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: 2024
Energy: A
Condition: excellent

Description

OCEANIC VILLA - A unique opportunity to acquire one of the most exclusive villas in the Algarve, a luxurious property with a unique location, right on the seafront where no further construction is possible as it is a protected nature area. The villa has 5 suites, swimming pool, jacuzzi, sauna, gym, cinema room, wine ce

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)
$1,940/night
50% ($893)Brixfox estimate($1,940/night)200% ($3570)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$195,400
Likely range $117,240 – $273,560
Airbnb data$1,940/night · 57% occupancy
Rental income
$1,940/night · 57% occ.
$375,770
Running costs (20%)
Utilities, cleaning, maintenance
-$75,154
Income tax (10%)
Indonesian rental income tax
-$105,215
Property tax
Annual property tax
-$0
Net income
2.1% ROI
$195,400

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.7%
2.4%
Fully-managed
1.9%
1.5%
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

3.7%

Annual Revenue

$375,770

Income Tax / yr

$32,879

Payback

65 yrs

True All-In Cost
Asking price$9,239,130
IMT — transfer tax (non-resident 7.5%)$692,935
Stamp duty (0.8%)$73,913
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$10,048,696

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$41.5M$31.2M$20.8M$10.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $8.5M
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.
Paid back
Year 30: rental income alone has repaid the full purchase price.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$10.3M
+22%
Rental Income
+$954K
Total Position
$11.3M
+33%
5.9%/yr
Year 10
Capital Value
$12.6M
+48%
Rental Income
+$2.1M
Total Position
$14.6M
+72%
5.6%/yr
Year 20
Capital Value
$18.6M
+119%
Rental Income
+$4.8M
Total Position
$23.5M
+176%
5.2%/yr
Year 30
Capital Value
$27.6M
+224%
Rental Income
+$8.6M
Total Position
$36.1M
+325%
4.9%/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
2.1% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$1785 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1785 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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

37% occ.
2.0%
$15,411/mo
47% occ.
2.5%
$19,542/mo
57% occ.
3.1%
$23,674/mo
current
67% occ.
3.6%
$27,806/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.