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Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água
Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água — image 2Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água — image 3Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água — image 4Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água — image 5
Grade A+villamid-range

Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.0M

Asking Price (EUR)

9.3%

True Net Yield (Owner, all-in)

6.9%

True Net Yield (Managed, all-in)

11.1%

True Gross Yield

56%

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: €246,624/yr
Average Daily Rate: €1197
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 13.8 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.6M
Brixfox Score: 86.9 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€2.2M

+13.2% over asking

Asking price€2.0M
IMT — Property transfer tax (investment schedule)€147,750
IS — Stamp duty (0.8%)€15,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,550
Total acquisition costs€194,310
Renovation (est. €55/m² × 357 m²)
Light touch-ups — paint, fixtures, deep clean.		€19,635
(€10,710–€28,560)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

12.5%

True gross yield (all-in)

11.1%

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: 5
Bathrooms: 5
Building: 357 m²
Land: 1955 m²
Style: portuguese-traditional
Condition: good
Year Built: 1972
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor decking areamature olive treestraditional tiled roofprivate swimming pool

Score Breakdown

ROI
23.48
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.65
Payback Speed
5
STR Suitability
4

Description

Imagine living just minutes from the iconic beaches of Balaia and Santa Eulália, in a house where serenity and comfort come together harmoniously. This magnificent 5-bedroom villa, completely renovated, is located on a generous plot of 1,955 m², providing an environment of exclusivity and well-being in the middle of na

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

Visit KW Flash Algarve - Barlavento →Listed via Idealista.pt
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KW Flash Algarve - Barlavento
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5-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Quinta da Balaia Nn, Balaia, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6463 Source verified · KW Flash Algarve - Barlavento · listed 2 Jun 2026
Asking price · Freehold
$2,141,304
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
357 m²
Land
1955 m²
True net yield
7.2%
≈ $22,613/mo net after costs & tax
5-yr total return (net + appreciation)
12.7% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 87 · A+

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: 1972
Energy: D
Condition: good

Description

Imagine living just minutes from the iconic beaches of Balaia and Santa Eulália, in a house where serenity and comfort come together harmoniously. This magnificent 5-bedroom villa, completely renovated, is located on a generous plot of 1,955 m², providing an environment of exclusivity and well-being in the middle of na

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)
$1,684/night
50% ($774)Brixfox estimate($1,684/night)200% ($3098)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$167,070
Likely range $100,242 – $233,898
Airbnb data$1,684/night · 56% occupancy
Rental income
$1,684/night · 56% occ.
$321,288
Running costs (20%)
Utilities, cleaning, maintenance
-$64,258
Income tax (10%)
Indonesian rental income tax
-$89,961
Property tax
Annual property tax
-$0
Net income
7.8% ROI
$167,070

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.5%
10.3%
Fully-managed
8.4%
7.2%
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

13.6%

Annual Revenue

$321,288

Income Tax / yr

$28,113

Payback

14 yrs

True All-In Cost
Asking price$2,141,304
IMT — transfer tax (non-resident 7.5%)$160,598
Stamp duty (0.8%)$17,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,361,750

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$15.8M$11.8M$7.9M$3.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.0M
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.
Paid back
Year 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$816K
Total Position
$3.2M
+63%
10.3%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$1.8M
Total Position
$4.7M
+137%
9.0%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$4.1M
Total Position
$8.4M
+329%
7.6%/yr
Year 30
Capital Value
$6.4M
+224%
Rental Income
+$7.3M
Total Position
$13.7M
+596%
6.7%/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
Good
7.8% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$1549 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1955 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1549 — positioned in the top tier
Generous 1955 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
Occupancy at 56% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

36% occ.
7.3%
$13,070/mo
46% occ.
9.3%
$16,655/mo
56% occ.
11.3%
$20,240/mo
current
66% occ.
13.4%
$23,824/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.