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House in Páteo, Albufeira e Olhos de Água
House in Páteo, Albufeira e Olhos de Água — image 2House in Páteo, Albufeira e Olhos de Água — image 3House in Páteo, Albufeira e Olhos de Água — image 4House in Páteo, Albufeira e Olhos de Água — image 5
Grade Avillaluxury

House in Páteo, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.5M

Asking Price (EUR)

7.9%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

9.5%

True Gross Yield

40%

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: €163,987/yr
Average Daily Rate: €1129
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has sea (+10%), Luxury finish (+8%)
Payback Period: 16.5 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 77.9 / 100
Comparable Properties: 7
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+14.6% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,500
IS — Stamp duty (0.8%)€12,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,500
Total acquisition costs€148,250
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

10.9%

True gross yield (all-in)

9.5%

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: 5
Bathrooms: 4
Building: 381 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Private Pool
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracemultiple balconiesmodern staircase with steel railingslarge windows for natural light

Score Breakdown

ROI
21.14
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
3.98
Payback Speed
4
STR Suitability
4

Description

House with 4 bedrooms, garage and swimming pool, for sale, in Albufeira. Privileged by the location and all the surroundings chosen with detail, combined with traditional architecture, make this villa a unique product and specially designed for lovers of the Algarve region. Villa combines generous spaces, functionali

Location

📍 37.0920°N, 8.2585°W

· Albufeira, Algarve, Portugal

Visit Portugal Dream Home →Listed via Idealista.pt
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House in Páteo, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-67780 Source verified · Portugal Dream Home · listed 1 Jun 2026
Asking price · Freehold
$1,630,435
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
381 m²
True net yield
6.1%
≈ $14,745/mo net after costs & tax
5-yr total return (net + appreciation)
11.7% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 78 · 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: 2023
Condition: excellent
View: sea

Description

House with 4 bedrooms, garage and swimming pool, for sale, in Albufeira. Privileged by the location and all the surroundings chosen with detail, combined with traditional architecture, make this villa a unique product and specially designed for lovers of the Algarve region. Villa combines generous spaces, functionali

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)
$1,588/night
50% ($731)Brixfox estimate($1,588/night)200% ($2923)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$111,046
Likely range $66,627 – $155,464
Airbnb data$1,588/night · 40% occupancy
Rental income
$1,588/night · 40% occ.
$213,550
Running costs (20%)
Utilities, cleaning, maintenance
-$42,710
Income tax (10%)
Indonesian rental income tax
-$59,794
Property tax
Annual property tax
-$0
Net income
6.8% ROI
$111,046

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

6.1%

on all-in cost of $1,808,478

Scenario
Pre-tax
After-tax
Owner-managed
9.8%
8.8%
Fully-managed
7.1%
6.1%
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

11.8%

Annual Revenue

$213,550

Income Tax / yr

$18,686

Payback

16 yrs

True All-In Cost
Asking price$1,630,435
IMT — transfer tax (non-resident 7.5%)$122,283
Stamp duty (0.8%)$13,043
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,808,478

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$11.2M$8.4M$5.6M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$542K
Total Position
$2.4M
+58%
9.6%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$1.2M
Total Position
$3.4M
+126%
8.5%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$2.7M
Total Position
$6.0M
+302%
7.2%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$4.9M
Total Position
$9.7M
+548%
6.4%/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

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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
6.8% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$1461 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 $1461 — 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
Occupancy at 40% — 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.
7.5%
$10,146/mo
40% occ.
10.0%
$13,529/mo
current
40% occ.
9.9%
$13,454/mo
current
50% occ.
12.4%
$16,836/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.