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Terraced house in Centro de Olhos de Água, Albufeira e Olhos de Água
Grade Bvillamid-range

Terraced house in Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€530,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

48%

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: €33,461/yr
Average Daily Rate: €191
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 44.5 years
5-yr Capital Value: €614,415
10-yr Capital Value: €712,276
Brixfox Score: 57.4 / 100
Comparable Properties: 31
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€600,520

+13.3% over asking

Asking price€530,000
IMT — Property transfer tax (investment schedule)€30,230
IS — Stamp duty (0.8%)€4,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,950
Total acquisition costs€43,670
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€600,520

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.6%

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: 2
Building: 164 m²
Style: portuguese-traditional
Condition: excellent

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconies with glass railingstraditional tiled roofsneutral facade colors

Score Breakdown

ROI
8.88
Visual Appeal
10.2
Ownership Security
13
Location
10.2
Land & Space
5.28
Rental Demand
4.81
Payback Speed
1
STR Suitability
4

Description

Townhouse in a residential condominium, T2 typology, with 79 m² of private area and 85 m² of dependent area. Located in Olhos d’Água, Albufeira, this property stands out for its excellent location, close to all types of commerce and services, providing daily convenience. Just 5 minutes from the beach, it allows easy en

Location

📍 37.1014°N, 8.1845°W

· Albufeira, Algarve, Portugal

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

Terraced house in Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-68476 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$576,087
Ownership
Freehold
Bedrooms
2
Built area
164 m²
True net yield
2.3%
≈ $2,479/mo net after costs & tax
5-yr total return (net + appreciation)
8.9% / yr avg
Payback in ~45 yrs from rent
Brixfox Score 57 · 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

Description

Townhouse in a residential condominium, T2 typology, with 79 m² of private area and 85 m² of dependent area. Located in Olhos d’Água, Albufeira, this property stands out for its excellent location, close to all types of commerce and services, providing daily convenience. Just 5 minutes from the beach, it allows easy en

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)
$268/night
50% ($123)Brixfox estimate($268/night)200% ($493)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$22,658
Likely range $13,595 – $31,721
Airbnb data$268/night · 48% occupancy
Rental income
$268/night · 48% occ.
$43,573
Running costs (20%)
Utilities, cleaning, maintenance
-$8,715
Income tax (10%)
Indonesian rental income tax
-$12,200
Property tax
Annual property tax
-$0
Net income
3.9% ROI
$22,658

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.5%
3.9%
Fully-managed
2.8%
2.3%
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

6.6%

Annual Revenue

$43,573

Income Tax / yr

$3,813

Payback

45 yrs

True All-In Cost
Asking price$576,087
IMT — transfer tax (non-resident 7.5%)$43,207
Stamp duty (0.8%)$4,609
Notary + registry$2,174
Legal$7,086
Furnishing + STR launch$27,174
All-in cost$660,336

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$3.1M$2.3M$1.6M$779K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $530K
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 20: 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
$645K
+22%
Rental Income
+$111K
Total Position
$755K
+43%
7.3%/yr
Year 10
Capital Value
$785K
+48%
Rental Income
+$239K
Total Position
$1.0M
+93%
6.8%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$560K
Total Position
$1.7M
+225%
6.1%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$992K
Total Position
$2.7M
+411%
5.6%/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
Average
3.9% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$247 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

Premium nightly rate of $247 — 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 3.9% 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.
3.6%
$1,711/mo
40% occ.
4.8%
$2,282/mo
48% occ.
5.7%
$2,745/mo
current
58% occ.
6.9%
$3,316/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.