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Terraced house in Beco do Forte de São João, 4, Forte São João, Albufeira e Olhos de Água
Terraced house in Beco do Forte de São João, 4, Forte São João, Albufeira e Olhos de Água — image 2Terraced house in Beco do Forte de São João, 4, Forte São João, Albufeira e Olhos de Água — image 3Terraced house in Beco do Forte de São João, 4, Forte São João, Albufeira e Olhos de Água — image 4Terraced house in Beco do Forte de São João, 4, Forte São João, Albufeira e Olhos de Água — image 5
Grade C+villaluxury

Terraced house in Beco do Forte de São João, 4, Forte São João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€6.0M

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.4%

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: €157,838/yr
Average Daily Rate: €785
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 101.2 years
5-yr Capital Value: €7.0M
10-yr Capital Value: €8.1M
Brixfox Score: 54.5 / 100
Comparable Properties: 19
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€6.7M

+10.9% over asking

Asking price€6.0M
IMT — Property transfer tax (investment schedule)€449,925
IS — Stamp duty (0.8%)€47,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€89,985
Total acquisition costs€589,152
Renovation€0 — move-in ready
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)€6.7M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.4%

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: 3
Building: 201 m²
Land: 160 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1980
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple private poolsterraced gardenssolar panelsbalconies with views

Score Breakdown

ROI
3.96
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
3.62
Rental Demand
5.51
Payback Speed
0
STR Suitability
4

Description

Have you ever dreamed of having a house with a private pool and direct access to the beach? The feeling that the beach belongs to you? So, see this opportunity! Splendid 4 bedroom villa right in front of the Germans beach, in Albufeira - Algarve. Consisting of: Floor 0: Bright living room with fireplace and access

Location

📍 37.0841°N, 8.2345°W

· Albufeira, Algarve, Portugal

Visit Norberto Freitas - Remax United 2 →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
Norberto Freitas - Remax United 2
4-bedroom freehold villa in Albufeira — photo 2 of 5
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4-bedroom freehold villa in Albufeira — photo 5 of 5

Terraced house in Beco do Forte de São João, 4, Forte São João, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6327 Source verified · Norberto Freitas - Remax United 2 · listed 3 Jun 2026
Asking price · Freehold
$6,520,652
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
201 m²
Land
160 m²
True net yield
1.0%
≈ $11,247/mo net after costs & tax
5-yr total return (net + appreciation)
6.6% / yr avg
Payback in ~101 yrs from rent
Brixfox Score 55 · C+

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: 1980
Energy: C
Condition: excellent

Description

Have you ever dreamed of having a house with a private pool and direct access to the beach? The feeling that the beach belongs to you? So, see this opportunity! Splendid 4 bedroom villa right in front of the Germans beach, in Albufeira - Algarve. Consisting of: Floor 0: Bright living room with fireplace and access

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)
$1,104/night
50% ($508)Brixfox estimate($1,104/night)200% ($2032)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$106,900
Likely range $64,140 – $149,660
Airbnb data$1,104/night · 55% occupancy
Rental income
$1,104/night · 55% occ.
$205,576
Running costs (20%)
Utilities, cleaning, maintenance
-$41,115
Income tax (10%)
Indonesian rental income tax
-$57,561
Property tax
Annual property tax
-$0
Net income
1.6% ROI
$106,900

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.9%
1.6%
Fully-managed
1.2%
1.0%
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

2.9%

Annual Revenue

$205,576

Income Tax / yr

$17,988

Payback

—

True All-In Cost
Asking price$6,520,652
IMT — transfer tax (non-resident 7.5%)$489,049
Stamp duty (0.8%)$52,165
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$7,104,584

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$27.8M$20.8M$13.9M$6.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $6.0M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$7.3M
+22%
Rental Income
+$522K
Total Position
$7.8M
+30%
5.4%/yr
Year 10
Capital Value
$8.9M
+48%
Rental Income
+$1.1M
Total Position
$10.0M
+67%
5.3%/yr
Year 20
Capital Value
$13.1M
+119%
Rental Income
+$2.6M
Total Position
$15.8M
+163%
5.0%/yr
Year 30
Capital Value
$19.5M
+224%
Rental Income
+$4.7M
Total Position
$24.1M
+302%
4.7%/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
1.6% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$1016 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1016 — positioned in the top tier
Stunning visuals with 8/10 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 1.6% 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

35% occ.
1.5%
$8,249/mo
45% occ.
2.0%
$10,600/mo
55% occ.
2.4%
$12,950/mo
current
65% occ.
2.8%
$15,301/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.