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Detached house in Rua Hora da Pedra, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água
Detached house in Rua Hora da Pedra, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 2Detached house in Rua Hora da Pedra, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 3Detached house in Rua Hora da Pedra, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 4Detached house in Rua Hora da Pedra, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

Detached house in Rua Hora da Pedra, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€3.2M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

53%

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: €110,676/yr
Average Daily Rate: €576
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has sea (+10%), Luxury finish (+8%)
Payback Period: 69.5 years
5-yr Capital Value: €3.7M
10-yr Capital Value: €4.3M
Brixfox Score: 60.8 / 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.

€3.6M

+11.8% over asking

Asking price€3.2M
IMT — Property transfer tax (investment schedule)€240,000
IS — Stamp duty (0.8%)€25,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€48,000
Total acquisition costs€314,850
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€3.6M

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.1%

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: 4
Bathrooms: 5
Building: 626 m²
Style: modern
Condition: new-build
Private Pool
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolrooftop terrace with fire pitopen-plan living with modern kitchenlarge glass sliding doors

Score Breakdown

ROI
5.76
Visual Appeal
16.6
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.27
Payback Speed
0
STR Suitability
4

Description

Detached 4-Bedroom Villa with Pool and Sea View, Albufeira In one of the most exclusive areas of Albufeira, this magnificent new detached 4-bedroom villa with a private pool emerges, combining sophistication, comfort, and a truly privileged location, just minutes from the Algarve’s most iconic beaches. Set on a generou

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

Visit PIQUET REALTY PORTUGAL →Listed via Idealista.pt
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Detached house in Rua Hora da Pedra, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-67744 Source verified · PIQUET REALTY PORTUGAL · listed 1 Jun 2026
Asking price · Freehold
$3,478,261
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
626 m²
True net yield
1.4%
≈ $8,386/mo net after costs & tax
5-yr total return (net + appreciation)
7.1% / yr avg
Payback in ~70 yrs from rent
Brixfox Score 61 · 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

Condition: new-build
View: sea

Description

Detached 4-Bedroom Villa with Pool and Sea View, Albufeira In one of the most exclusive areas of Albufeira, this magnificent new detached 4-bedroom villa with a private pool emerges, combining sophistication, comfort, and a truly privileged location, just minutes from the Algarve’s most iconic beaches. Set on a generou

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)
$809/night
50% ($372)Brixfox estimate($809/night)200% ($1489)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$74,936
Likely range $44,962 – $104,911
Airbnb data$809/night · 53% occupancy
Rental income
$809/night · 53% occ.
$144,108
Running costs (20%)
Utilities, cleaning, maintenance
-$28,822
Income tax (10%)
Indonesian rental income tax
-$40,350
Property tax
Annual property tax
-$0
Net income
2.2% ROI
$74,936

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.6%
2.3%
Fully-managed
1.8%
1.4%
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

3.8%

Annual Revenue

$144,108

Income Tax / yr

$12,610

Payback

70 yrs

True All-In Cost
Asking price$3,478,261
IMT — transfer tax (non-resident 7.5%)$260,870
Stamp duty (0.8%)$27,826
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,809,674

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$15.7M$11.8M$7.9M$3.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.2M
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 30: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.9M
+22%
Rental Income
+$366K
Total Position
$4.3M
+33%
5.9%/yr
Year 10
Capital Value
$4.7M
+48%
Rental Income
+$790K
Total Position
$5.5M
+73%
5.6%/yr
Year 20
Capital Value
$7.0M
+119%
Rental Income
+$1.9M
Total Position
$8.9M
+177%
5.2%/yr
Year 30
Capital Value
$10.4M
+224%
Rental Income
+$3.3M
Total Position
$13.7M
+327%
5.0%/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

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
Weak
2.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$745 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $745 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% is below 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

33% occ.
1.9%
$5,632/mo
43% occ.
2.5%
$7,355/mo
53% occ.
3.1%
$9,078/mo
current
63% occ.
3.7%
$10,801/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.