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Semi-detached house in Montechoro, Albufeira e Olhos de Água
Semi-detached house in Montechoro, Albufeira e Olhos de Água — image 2Semi-detached house in Montechoro, Albufeira e Olhos de Água — image 3Semi-detached house in Montechoro, Albufeira e Olhos de Água — image 4Semi-detached house in Montechoro, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

Semi-detached house in Montechoro, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€899,500

Asking Price (EUR)

13.1%

True Net Yield (Owner, all-in)

9.6%

True Net Yield (Managed, all-in)

15.5%

True Gross Yield

57%

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: €157,081/yr
Average Daily Rate: €759
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has sea (+10%)
Payback Period: 10.1 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 82.1 / 100
Comparable Properties: 19
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+12.9% over asking

Asking price€899,500
IMT — Property transfer tax (investment schedule)€53,970
IS — Stamp duty (0.8%)€7,196
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,493
Total acquisition costs€75,909
Renovation€0 — move-in ready
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)€1.0M

Gross yield (asking price)

17.5%

True gross yield (all-in)

15.5%

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: 4
Bathrooms: 3
Building: 179 m²
Style: contemporary
Condition: excellent
Private Pool
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

colorful modern artlarge windows/sliding doorsopen-plan living area

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
5.58
Rental Demand
5.67
Payback Speed
5
STR Suitability
4

Description

We present this excellent villa located in one of the most sought-after areas of Albufeira. Benefiting from a privileged location that combines the tranquility of a residential area with close proximity to all essential services and beaches, this villa is set on a 347 m² plot with a construction area of 179 m². The p

Location

📍 37.0964°N, 8.2295°W

· Albufeira, Algarve, Portugal

Visit Sortami →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
Sortami
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4-bedroom freehold villa in Albufeira — photo 5 of 5

Semi-detached house in Montechoro, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-67986 Source verified · Sortami · listed 1 Jun 2026
Asking price · Freehold
$977,717
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
179 m²
True net yield
9.9%
≈ $14,452/mo net after costs & tax
5-yr total return (net + appreciation)
15.8% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 82 · 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

Condition: excellent
View: sea

Description

We present this excellent villa located in one of the most sought-after areas of Albufeira. Benefiting from a privileged location that combines the tranquility of a residential area with close proximity to all essential services and beaches, this villa is set on a 347 m² plot with a construction area of 179 m². The p

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)
$1,067/night
50% ($491)Brixfox estimate($1,067/night)200% ($1964)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$106,386
Likely range $63,832 – $148,941
Airbnb data$1,067/night · 57% occupancy
Rental income
$1,067/night · 57% occ.
$204,589
Running costs (20%)
Utilities, cleaning, maintenance
-$40,918
Income tax (10%)
Indonesian rental income tax
-$57,285
Property tax
Annual property tax
-$0
Net income
10.9% ROI
$106,386

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

9.9%

on all-in cost of $1,100,241

Scenario
Pre-tax
After-tax
Owner-managed
15.8%
14.1%
Fully-managed
11.5%
9.9%
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

18.6%

Annual Revenue

$204,589

Income Tax / yr

$17,901

Payback

10 yrs

True All-In Cost
Asking price$977,717
IMT — transfer tax (non-resident 7.5%)$73,329
Stamp duty (0.8%)$7,822
Notary + registry$2,174
Legal$12,026
Furnishing + STR launch$27,174
All-in cost$1,100,241

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$8.7M$6.5M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $900K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$520K
Total Position
$1.6M
+79%
12.4%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$1.1M
Total Position
$2.5M
+173%
10.6%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$2.6M
Total Position
$4.6M
+411%
8.5%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$4.7M
Total Position
$7.6M
+742%
7.4%/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
Strong
10.9% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$982 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.9% — outperforms most villas in this market
Premium nightly rate of $982 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — 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

37% occ.
10.2%
$8,345/mo
47% occ.
13.0%
$10,617/mo
57% occ.
15.8%
$12,890/mo
current
67% occ.
18.6%
$15,162/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.