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House in Em526, Balaia, Albufeira e Olhos de Água
House in Em526, Balaia, Albufeira e Olhos de Água — image 2House in Em526, Balaia, Albufeira e Olhos de Água — image 3House in Em526, Balaia, Albufeira e Olhos de Água — image 4House in Em526, Balaia, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

House in Em526, Balaia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€900,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

49%

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: €73,067/yr
Average Daily Rate: €409
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 25.5 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 68.4 / 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

+12.0% over asking

Asking price€900,000
IMT — Property transfer tax (investment schedule)€54,000
IS — Stamp duty (0.8%)€7,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,500
Total acquisition costs€75,950
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)€1.0M

Gross yield (asking price)

8.1%

True gross yield (all-in)

7.2%

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: 321 m²
Style: modern
Condition: new-build
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass railing staircaseintegrated kitchen barlarge sliding glass doors

Score Breakdown

ROI
14.72
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
4.9
Payback Speed
2
STR Suitability
4

Description

ïiFantastic semi-detached house, type T4, located in a condominium with gardens and parking, 10 minutes from the center of Albufeira and local beaches, 35 minutes from Faro Airport. Praia da Oura Praia de Santa EuláliaComposed of a fully equipped kitchen, a guest bathroom, a living and dining room overlooking the terra

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on KW Flash Algarve - Barlavento →Listed via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 5
KW Flash Algarve - Barlavento
3-bedroom freehold villa in Albufeira — photo 2 of 5
3-bedroom freehold villa in Albufeira — photo 3 of 5
3-bedroom freehold villa in Albufeira — photo 4 of 5
3-bedroom freehold villa in Albufeira — photo 5 of 5

House in Em526, Balaia, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7042 Source verified · KW Flash Algarve - Barlavento · listed 2 Jun 2026
Asking price · Freehold
$978,261
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
321 m²
True net yield
3.9%
≈ $6,169/mo net after costs & tax
5-yr total return (net + appreciation)
10.0% / yr avg
Payback in ~25 yrs from rent
Brixfox Score 68 · 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: new-build

Description

ïiFantastic semi-detached house, type T4, located in a condominium with gardens and parking, 10 minutes from the center of Albufeira and local beaches, 35 minutes from Faro Airport. Praia da Oura Praia de Santa EuláliaComposed of a fully equipped kitchen, a guest bathroom, a living and dining room overlooking the terra

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)
$576/night
50% ($265)Brixfox estimate($576/night)200% ($1060)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Indicative
Yearly income
$49,594
Likely range $29,757 – $69,433
Airbnb data$576/night · 49% occupancy
Rental income
$576/night · 49% occ.
$95,374
Running costs (20%)
Utilities, cleaning, maintenance
-$19,075
Income tax (10%)
Indonesian rental income tax
-$26,705
Property tax
Annual property tax
-$0
Net income
5.1% ROI
$49,594

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.7%
6.0%
Fully-managed
4.7%
3.9%
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

8.7%

Annual Revenue

$95,374

Income Tax / yr

$8,346

Payback

25 yrs

True All-In Cost
Asking price$978,261
IMT — transfer tax (non-resident 7.5%)$73,370
Stamp duty (0.8%)$7,826
Notary + registry$2,174
Legal$12,033
Furnishing + STR launch$27,174
All-in cost$1,100,837

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$5.9M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $900K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$242K
Total Position
$1.3M
+49%
8.2%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$523K
Total Position
$1.9M
+106%
7.5%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.2M
Total Position
$3.2M
+255%
6.5%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.2M
Total Position
$5.1M
+466%
5.9%/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
5.1% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$530 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $530 — 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 49% — 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.
4.5%
$3,678/mo
40% occ.
6.0%
$4,904/mo
49% occ.
7.4%
$6,008/mo
current
59% occ.
8.9%
$7,234/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.