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Detached house in Rua Júlio Diniz, 8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água
Detached house in Rua Júlio Diniz, 8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 2Detached house in Rua Júlio Diniz, 8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 3Detached house in Rua Júlio Diniz, 8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 4Detached house in Rua Júlio Diniz, 8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Detached house in Rua Júlio Diniz, 8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.1M

Asking Price (EUR)

8.8%

True Net Yield (Owner, all-in)

6.3%

True Net Yield (Managed, all-in)

10.6%

True Gross Yield

55%

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: €129,119/yr
Average Daily Rate: €643
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 15.3 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 74.3 / 100
Comparable Properties: 20
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€1.2M

+12.7% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€64,800
IS — Stamp duty (0.8%)€8,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,200
Total acquisition costs€90,890
Renovation (est. €55/m² × 120 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,600
(€3,600–€9,600)
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)€1.2M

Gross yield (asking price)

12.0%

True gross yield (all-in)

10.6%

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: 4
Bathrooms: 3
Building: 120 m²
Style: portuguese-traditional
Condition: good
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered terrace with archestraditional Portuguese cobblestone driveway

Score Breakdown

ROI
22.04
Visual Appeal
11.2
Ownership Security
13
Location
10.2
Land & Space
4.4
Rental Demand
5.5
Payback Speed
4
STR Suitability
4

Description

Excellent opportunity to acquire or enjoy a detached 4-bedroom single-family villa, located in one of the most central and sought-after areas of Albufeira. This property combines the privilege of living in the city center — with immediate access to all services — with the total privacy and tranquility of a private retr

Location

📍 37.0936°N, 8.2300°W

· Albufeira, Algarve, Portugal

Visit Predimed Smart →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
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4-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Rua Júlio Diniz, 8, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-72889 Source verified · Predimed Smart · listed 1 Jun 2026
Asking price · Freehold
$1,173,913
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
120 m²
True net yield
6.5%
≈ $11,569/mo net after costs & tax
5-yr total return (net + appreciation)
12.4% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 74 · 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

Condition: good

Description

Excellent opportunity to acquire or enjoy a detached 4-bedroom single-family villa, located in one of the most central and sought-after areas of Albufeira. This property combines the privilege of living in the city center — with immediate access to all services — with the total privacy and tranquility of a private retr

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)
$905/night
50% ($416)Brixfox estimate($905/night)200% ($1665)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$87,415
Likely range $52,449 – $122,382
Airbnb data$905/night · 55% occupancy
Rental income
$905/night · 55% occ.
$168,107
Running costs (20%)
Utilities, cleaning, maintenance
-$33,621
Income tax (10%)
Indonesian rental income tax
-$47,070
Property tax
Annual property tax
-$0
Net income
7.4% ROI
$87,415

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

6.5%

on all-in cost of $1,314,065

Scenario
Pre-tax
After-tax
Owner-managed
10.6%
9.4%
Fully-managed
7.6%
6.5%
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

12.8%

Annual Revenue

$168,107

Income Tax / yr

$14,710

Payback

15 yrs

True All-In Cost
Asking price$1,173,913
IMT — transfer tax (non-resident 7.5%)$88,043
Stamp duty (0.8%)$9,391
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,314,065

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$8.4M$6.3M$4.2M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$427K
Total Position
$1.7M
+61%
10.0%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$922K
Total Position
$2.5M
+133%
8.8%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$2.2M
Total Position
$4.5M
+319%
7.4%/yr
Year 30
Capital Value
$3.5M
+224%
Rental Income
+$3.8M
Total Position
$7.3M
+579%
6.6%/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
7.4% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$832 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $832 — 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 55% — 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

35% occ.
6.9%
$6,738/mo
45% occ.
8.9%
$8,664/mo
55% occ.
10.8%
$10,591/mo
current
65% occ.
12.8%
$12,517/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.