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House in Centro da Cidade, Albufeira e Olhos de Água
House in Centro da Cidade, Albufeira e Olhos de Água — image 2House in Centro da Cidade, Albufeira e Olhos de Água — image 3House in Centro da Cidade, Albufeira e Olhos de Água — image 4House in Centro da Cidade, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

House in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€900,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

50%

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: €77,826/yr
Average Daily Rate: €423
Payback Period: 23.5 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 73.8 / 100
Comparable Properties: 8
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+14.1% over asking

Asking price€900,000
IMT — Property transfer tax (investment schedule)€54,000
IS — Stamp duty (0.8%)€7,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,500
Total acquisition costs€75,950
Renovation (est. €55/m² × 240 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,200
(€7,200–€19,200)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

8.7%

True gross yield (all-in)

7.6%

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: 4
Building: 240 m²
Land: 1734 m²
Style: portuguese-traditional
Condition: good
Year Built: 1994
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone facade fireplaceexposed wooden beams in dining roomcobblestone path and garden entrance

Score Breakdown

ROI
15.75
Visual Appeal
10.8
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.04
Payback Speed
3
STR Suitability
4

Description

4  + 1 Bedroom Villa, located in a very quiet and  peaceful area, close to the industrial area of Albufeira. It has a very generous garden area, with endemic vegetation and a yard with fruit trees. It has a pleasant library area and a large garage for several cars. Indoor swimming pool. Located 5 minutes from the bea

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on LUXIMOS Christie’s International Real Estate →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
LUXIMOS Christie’s International Real Estate
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4-bedroom freehold villa in Albufeira — photo 5 of 5

House in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6619 Source verified · LUXIMOS Christie’s International Real Estate · listed 2 Jun 2026
Asking price · Freehold
$978,261
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
240 m²
Land
1734 m²
True net yield
4.3%
≈ $6,621/mo net after costs & tax
5-yr total return (net + appreciation)
10.3% / yr avg
Payback in ~24 yrs from rent
Brixfox Score 74 · 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: 1994
Energy: E
Condition: good

Description

4  + 1 Bedroom Villa, located in a very quiet and  peaceful area, close to the industrial area of Albufeira. It has a very generous garden area, with endemic vegetation and a yard with fruit trees. It has a pleasant library area and a large garage for several cars. Indoor swimming pool. Located 5 minutes from the bea

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)
$595/night
50% ($274)Brixfox estimate($595/night)200% ($1095)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$52,693
Likely range $31,616 – $73,771
Airbnb data$595/night · 50% occupancy
Rental income
$595/night · 50% occ.
$101,333
Running costs (20%)
Utilities, cleaning, maintenance
-$20,267
Income tax (10%)
Indonesian rental income tax
-$28,373
Property tax
Annual property tax
-$0
Net income
5.4% ROI
$52,693

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.2%
6.4%
Fully-managed
5.0%
4.3%
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

9.2%

Annual Revenue

$101,333

Income Tax / yr

$8,866

Payback

24 yrs

True All-In Cost
Asking price$978,261
IMT — transfer tax (non-resident 7.5%)$73,370
Stamp duty (0.8%)$7,826
Notary + registry$2,174
Legal$12,033
Furnishing + STR launch$27,174
All-in cost$1,100,837

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $900K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$257K
Total Position
$1.4M
+50%
8.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$556K
Total Position
$1.9M
+110%
7.7%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.3M
Total Position
$3.3M
+264%
6.7%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.3M
Total Position
$5.2M
+481%
6.0%/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

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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
5.4% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$548 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
1734 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $548 — positioned in the top tier
Generous 1734 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 50% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.7%
$3,849/mo
40% occ.
6.3%
$5,116/mo
50% occ.
7.8%
$6,384/mo
current
60% occ.
9.4%
$7,651/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.