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Detached house in Centro da Cidade, Albufeira e Olhos de Água
Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 2Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 3Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 4Detached house in Centro da Cidade, Albufeira e Olhos de Água — image 5
Grade Bvillaultra-luxury

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€7M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

1.5%

True Gross Yield

53%

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: €116,394/yr
Average Daily Rate: €605
+43.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Ultra-luxury finish (+15%)
Payback Period: 276.7 years
5-yr Capital Value: €8.1M
10-yr Capital Value: €9.4M
Brixfox Score: 63.1 / 100
Comparable Properties: 8
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€7.8M

+11.2% over asking

Asking price€7M
IMT — Property transfer tax (investment schedule)€525,000
IS — Stamp duty (0.8%)€56,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€105,000
Total acquisition costs€687,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €14000 base, ultra-luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€99,150
All-in investment (incl. renovation & furnishing)€7.8M

Gross yield (asking price)

1.7%

True gross yield (all-in)

1.5%

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: 5
Building: 643 m²
Land: 2276 m²
Style: modern
Condition: new-build
Year Built: 2021
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolfloor-to-ceiling glass wallsmultiple outdoor terracescontemporary architectural design

Score Breakdown

ROI
1.44
Visual Appeal
17.2
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.27
Payback Speed
0
STR Suitability
4

Description

This exceptional contemporary 4-bedroom villa is positioned in one of the Algarve’s most exclusive and sought-after cliff-top locations, offering uninterrupted panoramic sea views and total privacy. Designed with a strong emphasis on natural light featuring high ceilings, open spaces, and seamless indoor-outdoor living

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on Kaiser Properties →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
Kaiser Properties
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4-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7203 Source verified · Kaiser Properties · listed 3 May 2026
Asking price · Freehold
$7,608,696
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
643 m²
Land
2276 m²
True net yield
0.4%
≈ $6,504/mo net after costs & tax
5-yr total return (net + appreciation)
6.0% / yr avg
Payback in ~277 yrs from rent
Brixfox Score 63 · 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: 2021
Energy: B
Condition: new-build

Description

This exceptional contemporary 4-bedroom villa is positioned in one of the Algarve’s most exclusive and sought-after cliff-top locations, offering uninterrupted panoramic sea views and total privacy. Designed with a strong emphasis on natural light featuring high ceilings, open spaces, and seamless indoor-outdoor living

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)
$851/night
50% ($391)Brixfox estimate($851/night)200% ($1566)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$78,793
Likely range $47,276 – $110,310
Airbnb data$851/night · 53% occupancy
Rental income
$851/night · 53% occ.
$151,525
Running costs (20%)
Utilities, cleaning, maintenance
-$30,305
Income tax (10%)
Indonesian rental income tax
-$42,427
Property tax
Annual property tax
-$0
Net income
1.0% ROI
$78,793

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
0.9%
0.8%
Fully-managed
0.5%
0.4%
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

1.8%

Annual Revenue

$151,525

Income Tax / yr

$13,259

Payback

—

True All-In Cost
Asking price$7,608,696
IMT — transfer tax (non-resident 7.5%)$570,652
Stamp duty (0.8%)$60,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$8,282,935

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$30.1M$22.6M$15.0M$7.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $7.0M
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$8.5M
+22%
Rental Income
+$385K
Total Position
$8.9M
+27%
4.9%/yr
Year 10
Capital Value
$10.4M
+48%
Rental Income
+$831K
Total Position
$11.2M
+60%
4.8%/yr
Year 20
Capital Value
$15.3M
+119%
Rental Income
+$1.9M
Total Position
$17.3M
+147%
4.6%/yr
Year 30
Capital Value
$22.7M
+224%
Rental Income
+$3.4M
Total Position
$26.2M
+274%
4.5%/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
Weak
1.0% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$783 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
2276 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $783 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Generous 2276 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.0% is below 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

33% occ.
0.9%
$5,921/mo
43% occ.
1.2%
$7,733/mo
53% occ.
1.5%
$9,545/mo
current
63% occ.
1.8%
$11,357/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.