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Detached house in Praia da Falésia, Albufeira e Olhos de Água
Detached house in Praia da Falésia, Albufeira e Olhos de Água — image 2Detached house in Praia da Falésia, Albufeira e Olhos de Água — image 3Detached house in Praia da Falésia, Albufeira e Olhos de Água — image 4Detached house in Praia da Falésia, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Detached house in Praia da Falésia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.8M

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

51%

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: €90,913/yr
Average Daily Rate: €487
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 41.7 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 67.5 / 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.

€2.0M

+13.2% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€131,250
IS — Stamp duty (0.8%)€14,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,250
Total acquisition costs€172,750
Renovation (est. €55/m² × 327 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,985
(€9,810–€26,160)
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)€2.0M

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.6%

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: 327 m²
Land: 1450 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

large private gardenspacious pool areacurved covered terrace

Score Breakdown

ROI
9.4
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.11
Payback Speed
1
STR Suitability
4

Description

Fantastic villa in Olhos de Água, located just a few minutes walk from Falesia beach - one of the most beautiful beaches in Europe. With restaurants, supermarkets, bars and other services nearby. Only 10 minutes from Vilamoura and 30 minutes from Faro International Airport. Set in a plot of land with almost 1800 square

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on Sotheby's Realty Vilamoura →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
Sotheby's Realty Vilamoura
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 Praia da Falésia, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6761 Source verified · Sotheby's Realty Vilamoura · listed 2 Jun 2026
Asking price · Freehold
$1,902,174
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
327 m²
Land
1450 m²
True net yield
2.4%
≈ $7,362/mo net after costs & tax
5-yr total return (net + appreciation)
8.2% / yr avg
Payback in ~42 yrs from rent
Brixfox Score 68 · 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

Energy: C
Condition: good

Description

Fantastic villa in Olhos de Água, located just a few minutes walk from Falesia beach - one of the most beautiful beaches in Europe. With restaurants, supermarkets, bars and other services nearby. Only 10 minutes from Vilamoura and 30 minutes from Faro International Airport. Set in a plot of land with almost 1800 square

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)
$684/night
50% ($315)Brixfox estimate($684/night)200% ($1259)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$61,519
Likely range $36,912 – $86,127
Airbnb data$684/night · 51% occupancy
Rental income
$684/night · 51% occ.
$118,307
Running costs (20%)
Utilities, cleaning, maintenance
-$23,661
Income tax (10%)
Indonesian rental income tax
-$33,126
Property tax
Annual property tax
-$0
Net income
3.2% ROI
$61,519

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.2%
3.7%
Fully-managed
2.9%
2.4%
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

5.6%

Annual Revenue

$118,307

Income Tax / yr

$10,352

Payback

42 yrs

True All-In Cost
Asking price$1,902,174
IMT — transfer tax (non-resident 7.5%)$142,663
Stamp duty (0.8%)$15,217
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,102,772

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$9.6M$7.2M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 23: 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
$2.1M
+22%
Rental Income
+$300K
Total Position
$2.4M
+39%
6.8%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$649K
Total Position
$3.2M
+85%
6.4%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$1.5M
Total Position
$5.4M
+206%
5.8%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$2.7M
Total Position
$8.4M
+378%
5.4%/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
3.2% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$630 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1450 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $630 — positioned in the top tier
Generous 1450 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 3.2% 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

31% occ.
2.9%
$4,539/mo
41% occ.
3.8%
$5,996/mo
51% occ.
4.7%
$7,453/mo
current
61% occ.
5.6%
$8,911/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.