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House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água
House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 2House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 3House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 4House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.2M

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.6%

True Gross Yield

49%

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: €89,604/yr
Average Daily Rate: €501
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 57.3 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.0M
Brixfox Score: 60.3 / 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.

€2.5M

+12.3% 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€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)€2.5M

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.6%

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: 1000 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2012
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large covered terracestone accent wallswooden ceiling in outdoor lounge

Score Breakdown

ROI
7
Visual Appeal
15.2
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
4.9
Payback Speed
0
STR Suitability
4

Description

House consisting of 3 bedroom en suite, a closet and wraparound balconies, swimming pool with support annex, consisting of a large living room with lounge terrace, full and equipped kitchen, bathroom, extra room for games room or others. Garage with capacity for 8 vehicles. With solar panels and video surveillance sy

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on Portugal Dream Home →Listed via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 5
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3-bedroom freehold villa in Albufeira — photo 5 of 5

House in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7284 Source verified · Portugal Dream Home · listed 2 Jun 2026
Asking price · Freehold
$2,391,304
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
1000 m²
True net yield
1.8%
≈ $6,948/mo net after costs & tax
5-yr total return (net + appreciation)
7.5% / yr avg
Payback in ~57 yrs from rent
Brixfox Score 60 · 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: 2012
Energy: A
Condition: excellent

Description

House consisting of 3 bedroom en suite, a closet and wraparound balconies, swimming pool with support annex, consisting of a large living room with lounge terrace, full and equipped kitchen, bathroom, extra room for games room or others. Garage with capacity for 8 vehicles. With solar panels and video surveillance sy

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
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Indicative
Yearly income
$60,669
Likely range $36,401 – $84,936
Airbnb data$704/night · 49% occupancy
Rental income
$704/night · 49% occ.
$116,671
Running costs (20%)
Utilities, cleaning, maintenance
-$23,334
Income tax (10%)
Indonesian rental income tax
-$32,668
Property tax
Annual property tax
-$0
Net income
2.5% ROI
$60,669

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.2%
2.8%
Fully-managed
2.1%
1.8%
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

4.4%

Annual Revenue

$116,671

Income Tax / yr

$10,209

Payback

57 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.

$11.3M$8.4M$5.6M$2.8M$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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.7M
+22%
Rental Income
+$296K
Total Position
$3.0M
+35%
6.2%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$640K
Total Position
$3.9M
+77%
5.9%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$1.5M
Total Position
$6.3M
+187%
5.4%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$2.7M
Total Position
$9.8M
+345%
5.1%/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
Weak
2.5% annual return
Occupancy
Average
49% 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
Yield of 2.5% 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

30% occ.
2.3%
$4,500/mo
40% occ.
3.0%
$6,000/mo
49% occ.
3.7%
$7,350/mo
current
59% occ.
4.4%
$8,850/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.