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Detached house in Centro da Cidade, Albufeira e Olhos de Água
Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 2Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 3Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 4Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€9.9M

Asking Price (EUR)

0.3%

True Net Yield (Owner, all-in)

0.0%

True Net Yield (Managed, all-in)

0.9%

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: €101,045/yr
Average Daily Rate: €533
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 99.0 years
5-yr Capital Value: €11.5M
10-yr Capital Value: €13.3M
Brixfox Score: 59.2 / 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.

€11.0M

+10.6% over asking

Asking price€9.9M
IMT — Property transfer tax (investment schedule)€742,500
IS — Stamp duty (0.8%)€79,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€148,500
Total acquisition costs€971,450
Renovation (est. €55/m² × 366 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,130
(€10,980–€29,280)
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€11.0M

Gross yield (asking price)

1.0%

True gross yield (all-in)

0.9%

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: 4
Bathrooms: 4
Building: 366 m²
Land: 6940 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

oceanfront locationmultiple terraces with sea viewsprivate swimming pool

Score Breakdown

ROI
0
Visual Appeal
14.8
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.19
Payback Speed
0
STR Suitability
4

Description

Virtual Tour | Video | Home Staging Unique investment opportunity: stunning villa with private plot (3.250 m2) plus adjacent building plot (3.690 m2) for another villa (2 separate properties) with jaw-dropping sea views and an amazing ocean front location in one of the most sought-after areas of Albufeira, with direct

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on Kaiser Properties →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
Kaiser Properties
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4-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6196 Source verified · Kaiser Properties · listed 2 Jun 2026
Asking price · Freehold
$10,760,870
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
366 m²
Land
6940 m²
5-yr total return (net + appreciation)
5.6% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 59 · 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: 2000
Energy: F
Condition: good

Description

Virtual Tour | Video | Home Staging Unique investment opportunity: stunning villa with private plot (3.250 m2) plus adjacent building plot (3.690 m2) for another villa (2 separate properties) with jaw-dropping sea views and an amazing ocean front location in one of the most sought-after areas of Albufeira, with direct

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)
$750/night
50% ($345)Brixfox estimate($750/night)200% ($1380)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$68,415
Likely range $41,049 – $95,782
Airbnb data$750/night · 52% occupancy
Rental income
$750/night · 52% occ.
$131,567
Running costs (20%)
Utilities, cleaning, maintenance
-$26,313
Income tax (10%)
Indonesian rental income tax
-$36,839
Property tax
Annual property tax
-$0
Net income
0.6% ROI
$68,415

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
0.3%
0.2%
Fully-managed
0.1%
0.0%
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

1.1%

Annual Revenue

$131,567

Income Tax / yr

$11,512

Payback

—

True All-In Cost
Asking price$10,760,870
IMT — transfer tax (non-resident 7.5%)$807,065
Stamp duty (0.8%)$86,087
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$11,696,739

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$40.4M$30.3M$20.2M$10.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $9.9M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$12.0M
+22%
Rental Income
+$334K
Total Position
$12.4M
+25%
4.6%/yr
Year 10
Capital Value
$14.7M
+48%
Rental Income
+$722K
Total Position
$15.4M
+55%
4.5%/yr
Year 20
Capital Value
$21.7M
+119%
Rental Income
+$1.7M
Total Position
$23.4M
+136%
4.4%/yr
Year 30
Capital Value
$32.1M
+224%
Rental Income
+$3.0M
Total Position
$35.1M
+255%
4.3%/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
0.6% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$690 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
6940 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $690 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 6940 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.6% 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

32% occ.
0.6%
$5,096/mo
42% occ.
0.7%
$6,693/mo
52% occ.
0.9%
$8,289/mo
current
62% occ.
1.1%
$9,886/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.