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Detached house in Avenida Sá Carneiro, 46, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água
Detached house in Avenida Sá Carneiro, 46, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 2Detached house in Avenida Sá Carneiro, 46, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 3Detached house in Avenida Sá Carneiro, 46, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 4Detached house in Avenida Sá Carneiro, 46, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

Detached house in Avenida Sá Carneiro, 46, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.2M

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

59%

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: €125,733/yr
Average Daily Rate: €583
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 35.4 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.0M
Brixfox Score: 69.4 / 100
Comparable Properties: 61
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€2.5M

+12.3% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€165,000
IS — Stamp duty (0.8%)€17,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€33,000
Total acquisition costs€216,850
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€2.5M

Gross yield (asking price)

5.7%

True gross yield (all-in)

5.1%

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: 3
Bathrooms: 4
Building: 472 m²
Land: 1000 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2013
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecture with modern toucheslarge outdoor terracesmarble staircase

Score Breakdown

ROI
10.87
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
10.82
Rental Demand
5.91
Payback Speed
1
STR Suitability
4

Description

Detached house, of traditional architecture, recently refurbished, with 3 en-suite bedrooms, with 472 m2, from the year 2013, located in the stunning Albufeira Marina, an exclusive location. In the basement, there is a large space that allows the construction of a game room and bar, cinema room, gym, as well as parkin

Location

📍 37.0910°N, 8.2274°W

· Albufeira, Algarve, Portugal

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

Detached house in Avenida Sá Carneiro, 46, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6413 Source verified · Sotheby's Realty Vilamoura · listed 3 Jun 2026
Asking price · Freehold
$2,391,304
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
472 m²
Land
1000 m²
True net yield
2.8%
≈ $10,510/mo net after costs & tax
5-yr total return (net + appreciation)
8.5% / yr avg
Payback in ~35 yrs from rent
Brixfox Score 69 · 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: 2013
Energy: A
Condition: excellent

Description

Detached house, of traditional architecture, recently refurbished, with 3 en-suite bedrooms, with 472 m2, from the year 2013, located in the stunning Albufeira Marina, an exclusive location. In the basement, there is a large space that allows the construction of a game room and bar, cinema room, gym, as well as parkin

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)
$820/night
50% ($377)Brixfox estimate($820/night)200% ($1508)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$85,095
Likely range $51,058 – $119,134
Airbnb data$820/night · 59% occupancy
Rental income
$820/night · 59% occ.
$163,645
Running costs (20%)
Utilities, cleaning, maintenance
-$32,729
Income tax (10%)
Indonesian rental income tax
-$45,820
Property tax
Annual property tax
-$0
Net income
3.6% ROI
$85,095

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.8%
4.3%
Fully-managed
3.4%
2.8%
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

6.2%

Annual Revenue

$163,645

Income Tax / yr

$14,318

Payback

35 yrs

True All-In Cost
Asking price$2,391,304
IMT — transfer tax (non-resident 7.5%)$179,348
Stamp duty (0.8%)$19,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,632,500

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$12.5M$9.4M$6.2M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.2M
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 21: 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
$2.7M
+22%
Rental Income
+$416K
Total Position
$3.1M
+41%
7.0%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$897K
Total Position
$4.2M
+89%
6.6%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$2.1M
Total Position
$6.9M
+215%
5.9%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$3.7M
Total Position
$10.9M
+394%
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
3.6% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$754 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $754 — positioned in the top tier
Generous 1000 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 3.6% 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

39% occ.
3.4%
$6,818/mo
49% occ.
4.3%
$8,564/mo
59% occ.
5.2%
$10,309/mo
current
69% occ.
6.0%
$12,055/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.