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Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água
Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 2Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 3Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 4Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.2M

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

64%

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: €108,988/yr
Average Daily Rate: €468
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 43.0 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.0M
Brixfox Score: 68.9 / 100
Comparable Properties: 16
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.

€2.5M

+12.1% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€165,000
IS — Stamp duty (0.8%)€17,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€33,000
Total acquisition costs€216,850
Renovation (est. €55/m² × 225 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,375
(€6,750–€18,000)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€2.5M

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.4%

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: 4
Bathrooms: 4
Building: 225 m²
Land: 1000 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese roof tilesstone retaining wallbalconies

Score Breakdown

ROI
9.12
Visual Appeal
13.2
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
6.38
Payback Speed
1
STR Suitability
4

Description

Discover the magnificence of this luxury 4-bedroom villa, located in the prestigious Marina de Albufeira, offering a breathtaking sea view. This property stands out for its four spacious suites, each elegantly decorated, providing an environment of comfort and sophistication. Fully furnished, the house features a moder

Location

📍 37.0901°N, 8.2666°W

· Albufeira, Algarve, Portugal

Listed by Chave Nova Albufeira via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
Idealista.pt
4-bedroom freehold villa in Albufeira — photo 2 of 5
4-bedroom freehold villa in Albufeira — photo 3 of 5
4-bedroom freehold villa in Albufeira — photo 4 of 5
4-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Rua Hora da Pedra, 22, Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6881 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$2,391,304
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
225 m²
Land
1000 m²
True net yield
2.3%
≈ $8,857/mo net after costs & tax
5-yr total return (net + appreciation)
8.0% / yr avg
Payback in ~43 yrs from rent
Brixfox Score 69 · 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: A
Condition: good

Description

Discover the magnificence of this luxury 4-bedroom villa, located in the prestigious Marina de Albufeira, offering a breathtaking sea view. This property stands out for its four spacious suites, each elegantly decorated, providing an environment of comfort and sophistication. Fully furnished, the house features a moder

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)
$658/night
50% ($303)Brixfox estimate($658/night)200% ($1211)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Indicative
Yearly income
$73,760
Likely range $44,255 – $103,264
Airbnb data$658/night · 64% occupancy
Rental income
$658/night · 64% occ.
$141,846
Running costs (20%)
Utilities, cleaning, maintenance
-$28,369
Income tax (10%)
Indonesian rental income tax
-$39,717
Property tax
Annual property tax
-$0
Net income
3.1% ROI
$73,760

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
4.0%
3.6%
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

5.4%

Annual Revenue

$141,846

Income Tax / yr

$12,412

Payback

43 yrs

True All-In Cost
Asking price$2,391,304
IMT — transfer tax (non-resident 7.5%)$179,348
Stamp duty (0.8%)$19,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,632,500

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$11.9M$8.9M$6.0M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.2M
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.7M
+22%
Rental Income
+$360K
Total Position
$3.0M
+38%
6.7%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$778K
Total Position
$4.0M
+83%
6.3%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$1.8M
Total Position
$6.6M
+202%
5.7%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$3.2M
Total Position
$10.4M
+371%
5.3%/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
3.1% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$606 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $606 — positioned in the top tier
Generous 1000 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.1% is near the market average — model your cashflow carefully

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

44% occ.
3.1%
$6,133/mo
54% occ.
3.8%
$7,535/mo
64% occ.
4.5%
$8,936/mo
current
74% occ.
5.2%
$10,338/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.