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House in Vale da Azinheira, Albufeira e Olhos de Água
House in Vale da Azinheira, Albufeira e Olhos de Água — image 2House in Vale da Azinheira, Albufeira e Olhos de Água — image 3House in Vale da Azinheira, Albufeira e Olhos de Água — image 4House in Vale da Azinheira, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

House in Vale da Azinheira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€875,000

Asking Price (EUR)

7.3%

True Net Yield (Owner, all-in)

5.2%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

50%

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: €90,933/yr
Average Daily Rate: €501
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 18.7 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 74.7 / 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.

€1.0M

+14.5% over asking

Asking price€875,000
IMT — Property transfer tax (investment schedule)€52,500
IS — Stamp duty (0.8%)€7,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,125
Total acquisition costs€73,875
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

10.4%

True gross yield (all-in)

9.1%

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: 124 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsclean lines and minimalist aestheticintegrated outdoor lighting

Score Breakdown

ROI
19.02
Visual Appeal
15
Ownership Security
13
Location
10.2
Land & Space
4.48
Rental Demand
4.97
Payback Speed
4
STR Suitability
4

Description

Discover this spectacular 3-bedroom home where modernity and comfort come together to create the perfect retreat just 5 minutes from the stunning beaches and the center of Olhos de Água. This two-story residence offers a contemporary design and a peaceful environment, ideal for those seeking a high-quality lifestyle.

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

Visit Real Properties →Listed via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 5
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House in Vale da Azinheira, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6939 Source verified · Real Properties · listed 2 Jun 2026
Asking price · Freehold
$951,087
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
124 m²
True net yield
5.3%
≈ $7,931/mo net after costs & tax
5-yr total return (net + appreciation)
11.4% / yr avg
Payback in ~19 yrs from rent
Brixfox Score 75 · 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: 2024
Energy: A
Condition: new-build

Description

Discover this spectacular 3-bedroom home where modernity and comfort come together to create the perfect retreat just 5 minutes from the stunning beaches and the center of Olhos de Água. This two-story residence offers a contemporary design and a peaceful environment, ideal for those seeking a high-quality lifestyle.

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)
$704/night
50% ($324)Brixfox estimate($704/night)200% ($1296)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$61,565
Likely range $36,939 – $86,191
Airbnb data$704/night · 50% occupancy
Rental income
$704/night · 50% occ.
$118,395
Running costs (20%)
Utilities, cleaning, maintenance
-$23,679
Income tax (10%)
Indonesian rental income tax
-$33,150
Property tax
Annual property tax
-$0
Net income
6.5% ROI
$61,565

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.9%
7.9%
Fully-managed
6.3%
5.3%
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

11.1%

Annual Revenue

$118,395

Income Tax / yr

$10,360

Payback

19 yrs

True All-In Cost
Asking price$951,087
IMT — transfer tax (non-resident 7.5%)$71,332
Stamp duty (0.8%)$7,609
Notary + registry$2,174
Legal$11,699
Furnishing + STR launch$27,174
All-in cost$1,071,074

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $875K
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
$1.1M
+22%
Rental Income
+$301K
Total Position
$1.4M
+56%
9.3%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$649K
Total Position
$1.9M
+122%
8.3%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.5M
Total Position
$3.4M
+293%
7.1%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$2.7M
Total Position
$5.5M
+532%
6.3%/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
Good
6.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$648 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $648 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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

30% occ.
5.7%
$4,500/mo
40% occ.
7.6%
$6,000/mo
50% occ.
9.4%
$7,459/mo
current
60% occ.
11.3%
$8,959/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.