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Terraced house in Rua Nuno Vieira, 8, Caliços, Albufeira e Olhos de Água
Terraced house in Rua Nuno Vieira, 8, Caliços, Albufeira e Olhos de Água — image 2Terraced house in Rua Nuno Vieira, 8, Caliços, Albufeira e Olhos de Água — image 3Terraced house in Rua Nuno Vieira, 8, Caliços, Albufeira e Olhos de Água — image 4Terraced house in Rua Nuno Vieira, 8, Caliços, Albufeira e Olhos de Água — image 5
Grade A+villamid-range

Terraced house in Rua Nuno Vieira, 8, Caliços, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€490,000

Asking Price (EUR)

13.6%

True Net Yield (Owner, all-in)

9.8%

True Net Yield (Managed, all-in)

16.4%

True Gross Yield

52%

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: €93,510/yr
Average Daily Rate: €494
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 9.8 years
5-yr Capital Value: €568,044
10-yr Capital Value: €658,519
Brixfox Score: 85.8 / 100
Comparable Properties: 61
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€571,400

+16.6% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation (est. €55/m² × 130 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,150
(€3,900–€10,400)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€571,400

Gross yield (asking price)

19.1%

True gross yield (all-in)

16.4%

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: 2
Building: 130 m²
Land: 27780 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone-clad exterior wallstraditional wooden furnitureornate window valances

Score Breakdown

ROI
25
Visual Appeal
11.4
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.18
Payback Speed
5
STR Suitability
4

Description

This spacious and well-located villa is close to the center of Albufeira, approximately 1,000-meter walk from the old town center. It features a private, licensed pool with heated water. It has 3 bedrooms and 2 bathrooms. The basement has 1 bedroom and a games room, which can be converted for other purposes. The groun

Location

📍 37.1002°N, 8.2558°W

· Albufeira, Algarve, Portugal

View this property on Predimed Smart →Listed via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 5
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3-bedroom freehold villa in Albufeira — photo 5 of 5

Terraced house in Rua Nuno Vieira, 8, Caliços, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6639 Source verified · Predimed Smart · listed 3 Jun 2026
Asking price · Freehold
$532,609
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
130 m²
Land
27780 m²
True net yield
10.2%
≈ $8,438/mo net after costs & tax
5-yr total return (net + appreciation)
16.8% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 86 · 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

Energy: C
Condition: good

Description

This spacious and well-located villa is close to the center of Albufeira, approximately 1,000-meter walk from the old town center. It features a private, licensed pool with heated water. It has 3 bedrooms and 2 bathrooms. The basement has 1 bedroom and a games room, which can be converted for other purposes. The groun

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)
$696/night
50% ($320)Brixfox estimate($696/night)200% ($1280)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$63,342
Likely range $38,005 – $88,679
Airbnb data$696/night · 52% occupancy
Rental income
$696/night · 52% occ.
$121,812
Running costs (20%)
Utilities, cleaning, maintenance
-$24,362
Income tax (10%)
Indonesian rental income tax
-$34,107
Property tax
Annual property tax
-$0
Net income
11.9% ROI
$63,342

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

10.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
16.5%
14.8%
Fully-managed
11.9%
10.2%
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

19.9%

Annual Revenue

$121,812

Income Tax / yr

$10,659

Payback

10 yrs

True All-In Cost
Asking price$532,609
IMT — transfer tax (non-resident 7.5%)$39,946
Stamp duty (0.8%)$4,261
Notary + registry$2,174
Legal$6,551
Furnishing + STR launch$27,174
All-in cost$612,714

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$5.0M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$596K
+22%
Rental Income
+$309K
Total Position
$906K
+85%
13.1%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$668K
Total Position
$1.4M
+184%
11.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.6M
Total Position
$2.6M
+439%
8.8%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.8M
Total Position
$4.4M
+790%
7.6%/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
11.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$640 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
27780 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.9% — outperforms most villas in this market
Premium nightly rate of $640 — positioned in the top tier
Generous 27780 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
10.6%
$4,712/mo
42% occ.
14.0%
$6,193/mo
52% occ.
17.3%
$7,674/mo
current
62% occ.
20.6%
$9,155/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.