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Detached house in Estrada de Albufeira, Centro de Olhos de Água, Albufeira e Olhos de Água
Grade Bvillaluxury

Detached house in Estrada de Albufeira, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€4.3M

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.7%

True Gross Yield

59%

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: €128,463/yr
Average Daily Rate: €598
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has pool (+10%), Luxury finish (+8%)
Payback Period: 84.7 years
5-yr Capital Value: €5.0M
10-yr Capital Value: €5.8M
Brixfox Score: 58 / 100
Comparable Properties: 26
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€4.8M

+11.1% over asking

Asking price€4.3M
IMT — Property transfer tax (investment schedule)€322,500
IS — Stamp duty (0.8%)€34,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€64,500
Total acquisition costs€422,650
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€4.8M

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.7%

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
Building: 430 m²
Style: contemporary
Condition: excellent
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsupper level balcony with columnsintegrated pool deck

Score Breakdown

ROI
4.72
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.88
Payback Speed
0
STR Suitability
4

Description

Set in the centre of Olhos d'Água, one of the most sought-after areas in the Albufeira municipality, this property stands out for its generous size, complete privacy, and remarkable versatility. The 1,732.4 m² plot is fully enclosed, with no existing constructions on the surrounding land to the rear or sides, deliverin

Location

📍 37.0930°N, 8.2017°W

· Albufeira, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 1
Idealista.pt

Detached house in Estrada de Albufeira, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-67873 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$4,673,913
Ownership
Freehold
Bedrooms
3
Built area
430 m²
True net yield
1.2%
≈ $9,436/mo net after costs & tax
5-yr total return (net + appreciation)
6.8% / yr avg
Payback in ~85 yrs from rent
Brixfox Score 58 · 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: excellent
View: pool

Description

Set in the centre of Olhos d'Água, one of the most sought-after areas in the Albufeira municipality, this property stands out for its generous size, complete privacy, and remarkable versatility. The 1,732.4 m² plot is fully enclosed, with no existing constructions on the surrounding land to the rear or sides, deliverin

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)
$842/night
50% ($387)Brixfox estimate($842/night)200% ($1549)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$86,987
Likely range $52,192 – $121,782
Airbnb data$842/night · 59% occupancy
Rental income
$842/night · 59% occ.
$167,283
Running costs (20%)
Utilities, cleaning, maintenance
-$33,457
Income tax (10%)
Indonesian rental income tax
-$46,839
Property tax
Annual property tax
-$0
Net income
1.9% ROI
$86,987

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.2%
1.9%
Fully-managed
1.5%
1.2%
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

3.3%

Annual Revenue

$167,283

Income Tax / yr

$14,637

Payback

85 yrs

True All-In Cost
Asking price$4,673,913
IMT — transfer tax (non-resident 7.5%)$350,543
Stamp duty (0.8%)$37,391
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$5,104,565

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$20.4M$15.3M$10.2M$5.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.3M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$5.2M
+22%
Rental Income
+$425K
Total Position
$5.7M
+32%
5.6%/yr
Year 10
Capital Value
$6.4M
+48%
Rental Income
+$917K
Total Position
$7.3M
+69%
5.4%/yr
Year 20
Capital Value
$9.4M
+119%
Rental Income
+$2.2M
Total Position
$11.6M
+169%
5.1%/yr
Year 30
Capital Value
$13.9M
+224%
Rental Income
+$3.8M
Total Position
$17.8M
+313%
4.8%/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
Weak
1.9% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$774 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $774 — positioned in the top tier
Stunning visuals with 8/10 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 1.9% 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

39% occ.
1.8%
$6,955/mo
49% occ.
2.2%
$8,747/mo
59% occ.
2.7%
$10,539/mo
current
69% occ.
3.2%
$12,331/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.