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House in Sesmarias, Albufeira e Olhos de Água
House in Sesmarias, Albufeira e Olhos de Água — image 2House in Sesmarias, Albufeira e Olhos de Água — image 3House in Sesmarias, Albufeira e Olhos de Água — image 4House in Sesmarias, Albufeira e Olhos de Água — image 5
Grade Bvillamid-range

House in Sesmarias, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€995,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

47%

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: €69,666/yr
Average Daily Rate: €404
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 30.6 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 61.1 / 100
Comparable Properties: 19
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+12.9% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation (est. €55/m² × 224 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,320
(€6,720–€17,920)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.2%

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
Bathrooms: 3
Building: 224 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor covered seating area with tiled benchesterraced outdoor spaces

Score Breakdown

ROI
12.41
Visual Appeal
8.8
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
4.72
Payback Speed
2
STR Suitability
4

Description

A two-storey villa with a basement converted into a self-contained one-bedroom apartment, situated a short distance from the beautiful Praia do Castelo, in one of Albufeira's most prestigious and peaceful areas a quiet neighbourhood with a privileged and exceptional location. On the ground floor there is an entrance h

Location

📍 37.0793°N, 8.2970°W

· Albufeira, Algarve, Portugal

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

Albufeira · Central Algarve · Ref BF-68233 Source verified · Portugal Dream Home · listed 1 Jun 2026
Asking price · Freehold
$1,081,522
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
224 m²
True net yield
3.3%
≈ $5,754/mo net after costs & tax
5-yr total return (net + appreciation)
9.3% / yr avg
Payback in ~31 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

Year built: 1988
Condition: good

Description

A two-storey villa with a basement converted into a self-contained one-bedroom apartment, situated a short distance from the beautiful Praia do Castelo, in one of Albufeira's most prestigious and peaceful areas a quiet neighbourhood with a privileged and exceptional location. On the ground floor there is an entrance h

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)
$568/night
50% ($261)Brixfox estimate($568/night)200% ($1046)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Indicative
Yearly income
$47,166
Likely range $28,300 – $66,033
Airbnb data$568/night · 47% occupancy
Rental income
$568/night · 47% occ.
$90,704
Running costs (20%)
Utilities, cleaning, maintenance
-$18,141
Income tax (10%)
Indonesian rental income tax
-$25,397
Property tax
Annual property tax
-$0
Net income
4.4% ROI
$47,166

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

3.3%

on all-in cost of $1,213,939

Scenario
Pre-tax
After-tax
Owner-managed
5.7%
5.0%
Fully-managed
3.9%
3.3%
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

7.5%

Annual Revenue

$90,704

Income Tax / yr

$7,937

Payback

31 yrs

True All-In Cost
Asking price$1,081,522
IMT — transfer tax (non-resident 7.5%)$81,114
Stamp duty (0.8%)$8,652
Notary + registry$2,174
Legal$13,303
Furnishing + STR launch$27,174
All-in cost$1,213,939

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$6.1M$4.6M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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 18: 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
$1.2M
+22%
Rental Income
+$230K
Total Position
$1.4M
+45%
7.7%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$497K
Total Position
$2.0M
+98%
7.1%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.2M
Total Position
$3.3M
+236%
6.3%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.1M
Total Position
$5.3M
+432%
5.7%/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
4.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$523 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $523 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% 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

30% occ.
4.0%
$3,630/mo
40% occ.
5.4%
$4,841/mo
47% occ.
6.3%
$5,714/mo
current
57% occ.
7.7%
$6,924/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.