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House in Sesmarias, Albufeira e Olhos de Água
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Grade Avillamid-range

House in Sesmarias, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€990,000

Asking Price (EUR)

11.2%

True Net Yield (Owner, all-in)

8.2%

True Net Yield (Managed, all-in)

13.4%

True Gross Yield

60%

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: €148,844/yr
Average Daily Rate: €680
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 11.8 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 84.5 / 100
Comparable Properties: 19
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+12.5% over asking

Asking price€990,000
IMT — Property transfer tax (investment schedule)€59,400
IS — Stamp duty (0.8%)€7,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,850
Total acquisition costs€83,420
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

15.0%

True gross yield (all-in)

13.4%

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: 182 m²
Land: 330 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat rooflarge glass windowsminimalist facadeglass balcony railings

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
7.7
Rental Demand
6
Payback Speed
5
STR Suitability
4

Description

New villa, with 4 bedrooms, under construction, for sale, inserted in an urbanization in Guia, Albufeira. Located in a quiet area, a few minutes from the beach of Galé and Salgados, and the center of Guia, this villa will be ideal to reside in when spending holidays Composition of the house Floor-1: Garage, storage

Location

📍 37.0822°N, 8.2981°W

· Albufeira, Algarve, Portugal

Visit Portugal Dream Home →Listed via Idealista.pt
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House in Sesmarias, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7243 Source verified · Portugal Dream Home · listed 3 Jun 2026
Asking price · Freehold
$1,076,087
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
182 m²
Land
330 m²
True net yield
8.5%
≈ $13,610/mo net after costs & tax
5-yr total return (net + appreciation)
14.3% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 85 · 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: 2025
Energy: A
Condition: new-build

Description

New villa, with 4 bedrooms, under construction, for sale, inserted in an urbanization in Guia, Albufeira. Located in a quiet area, a few minutes from the beach of Galé and Salgados, and the center of Guia, this villa will be ideal to reside in when spending holidays Composition of the house Floor-1: Garage, storage

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)
$958/night
50% ($441)Brixfox estimate($958/night)200% ($1762)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$101,014
Likely range $60,609 – $141,420
Airbnb data$958/night · 60% occupancy
Rental income
$958/night · 60% occ.
$194,258
Running costs (20%)
Utilities, cleaning, maintenance
-$38,852
Income tax (10%)
Indonesian rental income tax
-$54,392
Property tax
Annual property tax
-$0
Net income
9.4% ROI
$101,014

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.5%
12.1%
Fully-managed
9.9%
8.4%
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

16.1%

Annual Revenue

$194,258

Income Tax / yr

$16,998

Payback

12 yrs

True All-In Cost
Asking price$1,076,087
IMT — transfer tax (non-resident 7.5%)$80,707
Stamp duty (0.8%)$8,609
Notary + registry$2,174
Legal$13,236
Furnishing + STR launch$27,174
All-in cost$1,207,986

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$8.8M$6.6M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $990K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$493K
Total Position
$1.7M
+72%
11.4%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$1.1M
Total Position
$2.5M
+156%
9.8%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$2.5M
Total Position
$4.7M
+371%
8.1%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$4.4M
Total Position
$7.6M
+671%
7.0%/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
Strong
9.4% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$881 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
330 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.4% — outperforms most villas in this market
Premium nightly rate of $881 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

40% occ.
9.1%
$8,160/mo
50% occ.
11.4%
$10,199/mo
60% occ.
13.6%
$12,239/mo
current
70% occ.
15.9%
$14,278/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.