Launch offer — 3 months free free, no card

House in Vale da Azinheira, Albufeira e Olhos de Água
House in Vale da Azinheira, Albufeira e Olhos de Água — image 2House in Vale da Azinheira, Albufeira e Olhos de Água — image 3House in Vale da Azinheira, Albufeira e Olhos de Água — image 4House in Vale da Azinheira, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

House in Vale da Azinheira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.6M

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

52%

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: €89,066/yr
Average Daily Rate: €470
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 39.6 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.2M
Brixfox Score: 68.2 / 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.

€1.9M

+13.5% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€123,000
IS — Stamp duty (0.8%)€13,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,600
Total acquisition costs€161,970
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

5.4%

True gross yield (all-in)

4.8%

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: 4
Bathrooms: 5
Building: 290 m²
Land: 727 m²
Style: modern
Condition: excellent
Year Built: 2025
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wooden slat facadeflat roof designminimalist entrance

Score Breakdown

ROI
9.85
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
11.34
Rental Demand
5.19
Payback Speed
1
STR Suitability
4

Description

Introducing this sophisticated contemporary 4-bedroom villa, set in the exclusive and tranquil Pine Valley Resort, in Olhos de Água - a privileged location that combines privacy, tranquillity and proximity to the Algarve's main amenities. With a modern design and elegant lines, this property stands out for its refined

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on LUXIMOS Christie’s International Real Estate →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
LUXIMOS Christie’s International Real Estate
4-bedroom freehold villa in Albufeira — photo 2 of 5
4-bedroom freehold villa in Albufeira — photo 3 of 5
4-bedroom freehold villa in Albufeira — photo 4 of 5
4-bedroom freehold villa in Albufeira — photo 5 of 5

House in Vale da Azinheira, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6162 Source verified · LUXIMOS Christie’s International Real Estate · listed 2 Jun 2026
Asking price · Freehold
$1,782,609
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
290 m²
Land
727 m²
True net yield
2.5%
≈ $7,250/mo net after costs & tax
5-yr total return (net + appreciation)
8.3% / yr avg
Payback in ~40 yrs from rent
Brixfox Score 68 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2025
Energy: A+
Condition: excellent

Description

Introducing this sophisticated contemporary 4-bedroom villa, set in the exclusive and tranquil Pine Valley Resort, in Olhos de Água - a privileged location that combines privacy, tranquillity and proximity to the Algarve's main amenities. With a modern design and elegant lines, this property stands out for its refined

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)
$661/night
50% ($304)Brixfox estimate($661/night)200% ($1215)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$60,270
Likely range $36,162 – $84,378
Airbnb data$661/night · 52% occupancy
Rental income
$661/night · 52% occ.
$115,904
Running costs (20%)
Utilities, cleaning, maintenance
-$23,181
Income tax (10%)
Indonesian rental income tax
-$32,453
Property tax
Annual property tax
-$0
Net income
3.4% ROI
$60,270

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.4%
3.9%
Fully-managed
3.0%
2.5%
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

5.9%

Annual Revenue

$115,904

Income Tax / yr

$10,141

Payback

40 yrs

True All-In Cost
Asking price$1,782,609
IMT — transfer tax (non-resident 7.5%)$133,696
Stamp duty (0.8%)$14,261
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,973,283

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$9.2M$6.9M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.0M
+22%
Rental Income
+$294K
Total Position
$2.3M
+40%
6.9%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$636K
Total Position
$3.1M
+87%
6.4%/yr
Year 20
Capital Value
$3.6M
+119%
Rental Income
+$1.5M
Total Position
$5.1M
+210%
5.8%/yr
Year 30
Capital Value
$5.3M
+224%
Rental Income
+$2.6M
Total Position
$8.0M
+385%
5.4%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.4% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$608 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
727 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $608 — positioned in the top tier
Generous 727 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.4% is near 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

32% occ.
3.0%
$4,489/mo
42% occ.
4.0%
$5,896/mo
52% occ.
4.9%
$7,302/mo
current
62% occ.
5.9%
$8,709/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.