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Detached house in Rua das Gémeas, 1, Centro de Olhos de Água, Albufeira e Olhos de Água
Detached house in Rua das Gémeas, 1, Centro de Olhos de Água, Albufeira e Olhos de Água — image 2Detached house in Rua das Gémeas, 1, Centro de Olhos de Água, Albufeira e Olhos de Água — image 3Detached house in Rua das Gémeas, 1, Centro de Olhos de Água, Albufeira e Olhos de Água — image 4Detached house in Rua das Gémeas, 1, Centro de Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bvillamid-range

Detached house in Rua das Gémeas, 1, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€790,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

51%

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: €47,327/yr
Average Daily Rate: €255
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 40.9 years
5-yr Capital Value: €915,827
10-yr Capital Value: €1.1M
Brixfox Score: 60.2 / 100
Comparable Properties: 37
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€893,870

+13.1% over asking

Asking price€790,000
IMT — Property transfer tax (investment schedule)€47,400
IS — Stamp duty (0.8%)€6,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,850
Total acquisition costs€66,820
Renovation (est. €55/m² × 140 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,700
(€4,200–€11,200)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€893,870

Gross yield (asking price)

6.0%

True gross yield (all-in)

5.3%

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: 2
Bathrooms: 2
Building: 140 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal poolterraced white buildingscoastal proximity

Score Breakdown

ROI
9.54
Visual Appeal
12.6
Ownership Security
13
Location
10.2
Land & Space
4.8
Rental Demand
5.08
Payback Speed
1
STR Suitability
4

Description

This terraced house, located just a few meters from the beach, offers the perfect environment for those who have always dreamed of a seaside home. With two spacious bedrooms, including a suite, the property ensures comfort and privacy. From your window, you can admire the beauty of the ocean, creating a constant sense

Location

📍 37.0902°N, 8.1920°W

· Albufeira, Algarve, Portugal

View this property on Sotheby's Realty Vilamoura →Listed via Idealista.pt
2-bedroom freehold villa in Albufeira — photo 1 of 5
Sotheby's Realty Vilamoura
2-bedroom freehold villa in Albufeira — photo 2 of 5
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2-bedroom freehold villa in Albufeira — photo 4 of 5
2-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Rua das Gémeas, 1, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6403 Source verified · Sotheby's Realty Vilamoura · listed 3 Jun 2026
Asking price · Freehold
$858,696
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
140 m²
True net yield
2.4%
≈ $3,680/mo net after costs & tax
5-yr total return (net + appreciation)
8.7% / yr avg
Payback in ~41 yrs from rent
Brixfox Score 60 · 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

Energy: B-
Condition: good

Description

This terraced house, located just a few meters from the beach, offers the perfect environment for those who have always dreamed of a seaside home. With two spacious bedrooms, including a suite, the property ensures comfort and privacy. From your window, you can admire the beauty of the ocean, creating a constant sense

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)
$359/night
50% ($165)Brixfox estimate($359/night)200% ($661)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$32,043
Likely range $19,226 – $44,861
Airbnb data$359/night · 51% occupancy
Rental income
$359/night · 51% occ.
$61,622
Running costs (20%)
Utilities, cleaning, maintenance
-$12,324
Income tax (10%)
Indonesian rental income tax
-$17,254
Property tax
Annual property tax
-$0
Net income
3.7% ROI
$32,043

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.5%
4.0%
Fully-managed
3.0%
2.4%
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

6.3%

Annual Revenue

$61,622

Income Tax / yr

$5,392

Payback

41 yrs

True All-In Cost
Asking price$858,696
IMT — transfer tax (non-resident 7.5%)$64,402
Stamp duty (0.8%)$6,870
Notary + registry$2,174
Legal$10,562
Furnishing + STR launch$27,174
All-in cost$969,877

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $790K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$961K
+22%
Rental Income
+$157K
Total Position
$1.1M
+41%
7.2%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$338K
Total Position
$1.5M
+91%
6.7%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$792K
Total Position
$2.5M
+219%
6.0%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.4M
Total Position
$4.0M
+402%
5.5%/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
Average
3.7% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$330 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $330 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% 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

31% occ.
3.3%
$2,353/mo
41% occ.
4.4%
$3,117/mo
51% occ.
5.4%
$3,882/mo
current
61% occ.
6.5%
$4,647/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.