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Detached house in São Rafael, Albufeira e Olhos de Água
Detached house in São Rafael, Albufeira e Olhos de Água — image 2Detached house in São Rafael, Albufeira e Olhos de Água — image 3Detached house in São Rafael, Albufeira e Olhos de Água — image 4Detached house in São Rafael, Albufeira e Olhos de Água — image 5
Grade A+villamid-range

Detached house in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.2M

Asking Price (EUR)

9.5%

True Net Yield (Owner, all-in)

6.9%

True Net Yield (Managed, all-in)

11.3%

True Gross Yield

66%

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: €156,056/yr
Average Daily Rate: €652
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 13.7 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 87.8 / 100
Comparable Properties: 15
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+14.8% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €55/m² × 340 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,700
(€10,200–€27,200)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

13.0%

True gross yield (all-in)

11.3%

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: 4
Bathrooms: 3
Building: 340 m²
Land: 990 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolmultiple balconiestiled outdoor patiocoastal views

Score Breakdown

ROI
23.56
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
11.88
Rental Demand
6.55
Payback Speed
5
STR Suitability
4

Description

Home Staging Bright villa with pool and garage in central location, within short distance of the beach and restaurants and within a short drive to Albufeira town and marina. The property is completely walled and fenced and features a garden around the villa and a beautiful pool area and outside shower. Basement:  Garag

Location

📍 37.0795°N, 8.2820°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
4-bedroom freehold villa in Albufeira — photo 2 of 5
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4-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6594 Source verified · Kaiser Properties · listed 3 Jun 2026
Asking price · Freehold
$1,304,348
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
340 m²
Land
990 m²
True net yield
7.3%
≈ $14,163/mo net after costs & tax
5-yr total return (net + appreciation)
13.0% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 88 · 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: 2009
Energy: B
Condition: good

Description

Home Staging Bright villa with pool and garage in central location, within short distance of the beach and restaurants and within a short drive to Albufeira town and marina. The property is completely walled and fenced and features a garden around the villa and a beautiful pool area and outside shower. Basement:  Garag

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)
$918/night
50% ($422)Brixfox estimate($918/night)200% ($1689)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$105,729
Likely range $63,437 – $148,021
Airbnb data$918/night · 66% occupancy
Rental income
$918/night · 66% occ.
$203,325
Running costs (20%)
Utilities, cleaning, maintenance
-$40,665
Income tax (10%)
Indonesian rental income tax
-$56,931
Property tax
Annual property tax
-$0
Net income
8.1% ROI
$105,729

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.7%
10.5%
Fully-managed
8.5%
7.3%
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

14.0%

Annual Revenue

$203,325

Income Tax / yr

$17,791

Payback

14 yrs

True All-In Cost
Asking price$1,304,348
IMT — transfer tax (non-resident 7.5%)$97,826
Stamp duty (0.8%)$10,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,455,326

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$9.8M$7.3M$4.9M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 11: 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
$1.5M
+22%
Rental Income
+$516K
Total Position
$2.0M
+65%
10.5%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$1.1M
Total Position
$2.9M
+141%
9.2%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$2.6M
Total Position
$5.2M
+337%
7.7%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$4.6M
Total Position
$8.5M
+610%
6.8%/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
Strong
8.1% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$845 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
990 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.1% — outperforms most villas in this market
Premium nightly rate of $845 — positioned in the top tier
Generous 990 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

46% occ.
8.2%
$8,900/mo
56% occ.
10.0%
$10,855/mo
66% occ.
11.8%
$12,810/mo
current
76% occ.
13.6%
$14,765/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.