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House in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água
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Grade Avillamid-range

House in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.1M

Asking Price (EUR)

9.7%

True Net Yield (Owner, all-in)

7.1%

True Net Yield (Managed, all-in)

11.7%

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: €141,885/yr
Average Daily Rate: €702
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has garden (+10%)
Payback Period: 13.7 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 75.9 / 100
Comparable Properties: 19
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)

13.1%

True gross yield (all-in)

11.7%

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: 2
Building: 120 m²
Style: portuguese-traditional
Condition: good
Year Built: 1979
Private Pool
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese roof tilescovered outdoor patioprivate swimming pool

Score Breakdown

ROI
23.56
Visual Appeal
10.2
Ownership Security
13
Location
10.2
Land & Space
4.4
Rental Demand
5.54
Payback Speed
5
STR Suitability
4

Description

Located in one of the most sought-after areas of Albufeira, this villa benefits from a prime central location, privacy, and strong potential for capital appreciation. Set on a 785.3 m² plot with a gross built area of 120 m², the property comprises four bedrooms, two bathrooms, and a closed garage, along with a pleasan

Location

📍 37.0939°N, 8.2284°W

· Albufeira, Algarve, Portugal

Listed by Vip Algarve Property via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
Idealista.pt
4-bedroom freehold villa in Albufeira — photo 2 of 5
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4-bedroom freehold villa in Albufeira — photo 5 of 5

House in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-73284 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,173,913
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
120 m²
True net yield
7.3%
≈ $12,831/mo net after costs & tax
5-yr total return (net + appreciation)
13.1% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 76 · 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: 1979
Condition: good
View: garden

Description

Located in one of the most sought-after areas of Albufeira, this villa benefits from a prime central location, privacy, and strong potential for capital appreciation. Set on a 785.3 m² plot with a gross built area of 120 m², the property comprises four bedrooms, two bathrooms, and a closed garage, along with a pleasan

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)
$987/night
50% ($454)Brixfox estimate($987/night)200% ($1816)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$96,072
Likely range $57,643 – $134,500
Airbnb data$987/night · 55% occupancy
Rental income
$987/night · 55% occ.
$184,753
Running costs (20%)
Utilities, cleaning, maintenance
-$36,951
Income tax (10%)
Indonesian rental income tax
-$51,731
Property tax
Annual property tax
-$0
Net income
8.2% ROI
$96,072

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

7.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.7%
10.5%
Fully-managed
8.5%
7.3%
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

14.1%

Annual Revenue

$184,753

Income Tax / yr

$16,166

Payback

14 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.

$8.9M$6.6M$4.4M$2.2M$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 11: 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
+$469K
Total Position
$1.8M
+65%
10.5%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$1.0M
Total Position
$2.6M
+142%
9.2%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$2.4M
Total Position
$4.7M
+339%
7.7%/yr
Year 30
Capital Value
$3.5M
+224%
Rental Income
+$4.2M
Total Position
$7.7M
+614%
6.8%/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
8.2% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$908 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

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $908 — 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.
7.6%
$7,437/mo
45% occ.
9.8%
$9,538/mo
55% occ.
11.9%
$11,639/mo
current
65% occ.
14.0%
$13,740/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.