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Terraced house in Albufeira e Olhos de Água, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água
Terraced house in Albufeira e Olhos de Água, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 2Terraced house in Albufeira e Olhos de Água, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 3Terraced house in Albufeira e Olhos de Água, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 4Terraced house in Albufeira e Olhos de Água, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 5
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Terraced house in Albufeira e Olhos de Água, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€560,000

Asking Price (EUR)

12.8%

True Net Yield (Owner, all-in)

9.3%

True Net Yield (Managed, all-in)

15.5%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €98,740/yr
Average Daily Rate: €460
Payback Period: 10.6 years
5-yr Capital Value: €649,193
10-yr Capital Value: €752,593
Brixfox Score: 80.3 / 100
Comparable Properties: 59
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.

€638,960

+14.1% over asking

Asking price€560,000
IMT — Property transfer tax (investment schedule)€32,630
IS — Stamp duty (0.8%)€4,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,400
Total acquisition costs€46,760
Renovation€0 — move-in ready
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)€638,960

Gross yield (asking price)

17.6%

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: 3
Bathrooms: 3
Building: 236 m²
Style: contemporary
Condition: excellent
Year Built: 2010

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern staircase with glass railingintegrated kitchen appliances

Score Breakdown

ROI
25
Visual Appeal
11.2
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.88
Payback Speed
5
STR Suitability
4

Description

Three-bedroom Villa located in a prestigious condominium.   Upon entering this house, you will be immediately captivated by its charm. The ground floor features a welcoming entrance hall, a separate bathroom with a shower, and a spacious kitchen equipped with high-quality cabinets that maximize space and functionality.

Location

📍 37.0899°N, 8.2264°W

· Albufeira, Algarve, Portugal

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Terraced house in Albufeira e Olhos de Água, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-68376 Source verified · RE/MAX Albufeira Smart · listed 1 Jun 2026
Asking price · Freehold
$608,696
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
236 m²
True net yield
9.5%
≈ $8,928/mo net after costs & tax
5-yr total return (net + appreciation)
15.9% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 80 · 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: 2010
Condition: excellent

Description

Three-bedroom Villa located in a prestigious condominium.   Upon entering this house, you will be immediately captivated by its charm. The ground floor features a welcoming entrance hall, a separate bathroom with a shower, and a spacious kitchen equipped with high-quality cabinets that maximize space and functionality.

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)
$649/night
50% ($299)Brixfox estimate($649/night)200% ($1194)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$67,013
Likely range $40,208 – $93,818
Airbnb data$649/night · 59% occupancy
Rental income
$649/night · 59% occ.
$128,872
Running costs (20%)
Utilities, cleaning, maintenance
-$25,774
Income tax (10%)
Indonesian rental income tax
-$36,084
Property tax
Annual property tax
-$0
Net income
11.0% ROI
$67,013

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

9.5%

on all-in cost of $696,052

Scenario
Pre-tax
After-tax
Owner-managed
15.4%
13.8%
Fully-managed
11.1%
9.5%
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

18.5%

Annual Revenue

$128,872

Income Tax / yr

$11,276

Payback

11 yrs

True All-In Cost
Asking price$608,696
IMT — transfer tax (non-resident 7.5%)$45,652
Stamp duty (0.8%)$4,870
Notary + registry$2,174
Legal$7,487
Furnishing + STR launch$27,174
All-in cost$696,052

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$5.5M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $560K
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
$681K
+22%
Rental Income
+$327K
Total Position
$1.0M
+80%
12.5%/yr
Year 10
Capital Value
$829K
+48%
Rental Income
+$707K
Total Position
$1.5M
+174%
10.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.7M
Total Position
$2.9M
+415%
8.5%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.9M
Total Position
$4.7M
+748%
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
11.0% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$597 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.0% — outperforms most villas in this market
Premium nightly rate of $597 — 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 59% — 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

39% occ.
10.6%
$5,356/mo
49% occ.
13.3%
$6,737/mo
59% occ.
16.0%
$8,119/mo
current
69% occ.
18.7%
$9,501/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.