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House in Caminho do Banco, Praia da Falésia, Albufeira e Olhos de Água
House in Caminho do Banco, Praia da Falésia, Albufeira e Olhos de Água — image 2House in Caminho do Banco, Praia da Falésia, Albufeira e Olhos de Água — image 3House in Caminho do Banco, Praia da Falésia, Albufeira e Olhos de Água — image 4House in Caminho do Banco, Praia da Falésia, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

House in Caminho do Banco, Praia da Falésia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€4.5M

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

56%

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: €263,562/yr
Average Daily Rate: €1279
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 32.4 years
5-yr Capital Value: €5.2M
10-yr Capital Value: €6.0M
Brixfox Score: 70.2 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€5.0M

+11.4% over asking

Asking price€4.5M
IMT — Property transfer tax (investment schedule)€337,500
IS — Stamp duty (0.8%)€36,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€67,500
Total acquisition costs€442,250
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)€5.0M

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.3%

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: 9940 m²
Land: 9940 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large terraced outdoor living spacestraditional terracotta roof tilescurved swimming poollush Mediterranean landscaping

Score Breakdown

ROI
11.78
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
9.33
Rental Demand
5.65
Payback Speed
2
STR Suitability
4

Description

Just minutes from the ocean, this exceptional villa blends sophistication, functionality, and well-being in every detail.Located steps away from Praia da Falésia, one of the region's most iconic beaches, this property sits on a large landscaped plot, and it features five generous bedrooms, three of which are en suite,

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on OliveHomes.com →Listed via Idealista.pt
5-bedroom freehold villa in Albufeira — photo 1 of 5
OliveHomes.com
5-bedroom freehold villa in Albufeira — photo 2 of 5
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5-bedroom freehold villa in Albufeira — photo 5 of 5

House in Caminho do Banco, Praia da Falésia, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6815 Source verified · OliveHomes.com · listed 2 Jun 2026
Asking price · Freehold
$4,891,304
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
9940 m²
Land
9940 m²
True net yield
3.1%
≈ $22,638/mo net after costs & tax
5-yr total return (net + appreciation)
8.6% / yr avg
Payback in ~32 yrs from rent
Brixfox Score 70 · 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: D
Condition: excellent

Description

Just minutes from the ocean, this exceptional villa blends sophistication, functionality, and well-being in every detail.Located steps away from Praia da Falésia, one of the region's most iconic beaches, this property sits on a large landscaped plot, and it features five generous bedrooms, three of which are en suite,

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)
$1,798/night
50% ($827)Brixfox estimate($1,798/night)200% ($3308)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$178,396
Likely range $107,038 – $249,754
Airbnb data$1,798/night · 56% occupancy
Rental income
$1,798/night · 56% occ.
$343,070
Running costs (20%)
Utilities, cleaning, maintenance
-$68,614
Income tax (10%)
Indonesian rental income tax
-$96,059
Property tax
Annual property tax
-$0
Net income
3.6% ROI
$178,396

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.1%
4.5%
Fully-managed
3.6%
3.1%
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

6.4%

Annual Revenue

$343,070

Income Tax / yr

$30,018

Payback

32 yrs

True All-In Cost
Asking price$4,891,304
IMT — transfer tax (non-resident 7.5%)$366,848
Stamp duty (0.8%)$39,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$5,340,000

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$25.8M$19.3M$12.9M$6.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $4.5M
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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$5.5M
+22%
Rental Income
+$871K
Total Position
$6.3M
+41%
7.1%/yr
Year 10
Capital Value
$6.7M
+48%
Rental Income
+$1.9M
Total Position
$8.5M
+90%
6.6%/yr
Year 20
Capital Value
$9.9M
+119%
Rental Income
+$4.4M
Total Position
$14.3M
+217%
5.9%/yr
Year 30
Capital Value
$14.6M
+224%
Rental Income
+$7.8M
Total Position
$22.4M
+398%
5.5%/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
3.6% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$1654 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
9940 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1654 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 9940 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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

36% occ.
3.4%
$13,956/mo
46% occ.
4.4%
$17,784/mo
56% occ.
5.3%
$21,612/mo
current
66% occ.
6.2%
$25,439/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.