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House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água
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Grade Avillamid-range

House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€750,000

Asking Price (EUR)

7.5%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

9.4%

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: €80,570/yr
Average Daily Rate: €457
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 18.4 years
5-yr Capital Value: €869,456
10-yr Capital Value: €1.0M
Brixfox Score: 75.6 / 100
Comparable Properties: 19
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€856,560

+14.2% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation (est. €55/m² × 152 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,360
(€4,560–€12,160)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€856,560

Gross yield (asking price)

10.7%

True gross yield (all-in)

9.4%

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: 152 m²
Land: 302 m²
Style: portuguese-traditional
Condition: good
Year Built: 1974
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced architectureprivate poolsea viewoutdoor dining pergola

Score Breakdown

ROI
19.29
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
7.48
Rental Demand
4.83
Payback Speed
4
STR Suitability
4

Description

This lovely traditional style villa is ideally situated just a short walk from Albufeira's historic old town, its stunning beaches, and the Marina. Elevated above the surrounding area, it enjoys excellent sea views. The lower ground floor also features a galley kitchen, utility room, and guest bathroom. On the first f

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on Cerro Novo →Listed via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 5
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House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6856 Source verified · Cerro Novo · listed 2 Jun 2026
Asking price · Freehold
$815,217
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
152 m²
Land
302 m²
True net yield
5.4%
≈ $6,989/mo net after costs & tax
5-yr total return (net + appreciation)
11.6% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 76 · 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: 1974
Energy: C
Condition: good

Description

This lovely traditional style villa is ideally situated just a short walk from Albufeira's historic old town, its stunning beaches, and the Marina. Elevated above the surrounding area, it enjoys excellent sea views. The lower ground floor also features a galley kitchen, utility room, and guest bathroom. On the first f

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)
$643/night
50% ($296)Brixfox estimate($643/night)200% ($1183)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$54,554
Likely range $32,733 – $76,375
Airbnb data$643/night · 48% occupancy
Rental income
$643/night · 48% occ.
$104,911
Running costs (20%)
Utilities, cleaning, maintenance
-$20,982
Income tax (10%)
Indonesian rental income tax
-$29,375
Property tax
Annual property tax
-$0
Net income
6.7% ROI
$54,554

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
9.1%
8.1%
Fully-managed
6.4%
5.4%
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

11.4%

Annual Revenue

$104,911

Income Tax / yr

$9,179

Payback

18 yrs

True All-In Cost
Asking price$815,217
IMT — transfer tax (non-resident 7.5%)$61,141
Stamp duty (0.8%)$6,522
Notary + registry$2,174
Legal$10,027
Furnishing + STR launch$27,174
All-in cost$922,255

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$5.5M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$912K
+22%
Rental Income
+$266K
Total Position
$1.2M
+57%
9.5%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$575K
Total Position
$1.7M
+125%
8.4%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.3M
Total Position
$3.0M
+299%
7.2%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.4M
Total Position
$4.8M
+543%
6.4%/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
Good
6.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$592 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
302 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $592 — 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 48% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.0%
$4,107/mo
40% occ.
8.1%
$5,476/mo
48% occ.
9.7%
$6,609/mo
current
58% occ.
11.7%
$7,978/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.