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Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água
Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 2Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 3Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 4Detached house in Marina de Albufeira - Cerro da Piedade, Albufeira e Olhos de Água — image 5
Grade Avillaluxury

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

Albufeira · Central Algarve ·

€1.6M

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

8.3%

True Gross Yield

67%

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: €154,042/yr
Average Daily Rate: €632
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has garden (+10%), Luxury finish (+8%)
Payback Period: 19.4 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.2M
Brixfox Score: 77.6 / 100
Comparable Properties: 17
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€1.8M

+13.7% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€121,875
IS — Stamp duty (0.8%)€13,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,375
Total acquisition costs€160,500
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

9.5%

True gross yield (all-in)

8.3%

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: 180 m²
Style: contemporary
Condition: new-build
Year Built: 2025
Private Pool
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern architectural designglass railings on balconiesprivate swimming poollandscaped garden with palm treeslarge windows for natural light

Score Breakdown

ROI
18.48
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
5.6
Rental Demand
6.67
Payback Speed
4
STR Suitability
4

Description

Contemporary 4 bedroom villa with Rooftop and sea view with 4 bedrooms, 5 bathrooms, living room and dining room with fireplace, equipped kitchen. Features: Built-in wardrobes with leds, terraces, balconies, garden, Carpot, private pool, Jacuzzi in the garden, Air conditioning, solar panels, automatic gate, Central vac

Location

📍 37.0865°N, 8.2695°W

· Albufeira, Algarve, Portugal

Listed by Albufeira Home - denominação social Sónia Isabel Guerreiro dos Santos 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
4-bedroom freehold villa in Albufeira — photo 3 of 5
4-bedroom freehold villa in Albufeira — photo 4 of 5
4-bedroom freehold villa in Albufeira — photo 5 of 5

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

Albufeira · Central Algarve · Ref BF-73303 Source verified · Idealista.pt · listed 1 Jun 2026
Asking price · Freehold
$1,766,304
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
180 m²
True net yield
5.2%
≈ $13,684/mo net after costs & tax
5-yr total return (net + appreciation)
10.8% / yr avg
Payback in ~19 yrs from rent
Brixfox Score 78 · 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
Condition: new-build
View: garden

Description

Contemporary 4 bedroom villa with Rooftop and sea view with 4 bedrooms, 5 bathrooms, living room and dining room with fireplace, equipped kitchen. Features: Built-in wardrobes with leds, terraces, balconies, garden, Carpot, private pool, Jacuzzi in the garden, Air conditioning, solar panels, automatic gate, Central vac

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)
$890/night
50% ($409)Brixfox estimate($890/night)200% ($1637)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Indicative
Yearly income
$104,320
Likely range $62,592 – $146,049
Airbnb data$890/night · 67% occupancy
Rental income
$890/night · 67% occ.
$200,616
Running costs (20%)
Utilities, cleaning, maintenance
-$40,123
Income tax (10%)
Indonesian rental income tax
-$56,173
Property tax
Annual property tax
-$0
Net income
5.9% ROI
$104,320

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

5.2%

on all-in cost of $1,955,625

Scenario
Pre-tax
After-tax
Owner-managed
8.4%
7.5%
Fully-managed
6.1%
5.2%
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

10.3%

Annual Revenue

$200,616

Income Tax / yr

$17,554

Payback

19 yrs

True All-In Cost
Asking price$1,766,304
IMT — transfer tax (non-resident 7.5%)$132,473
Stamp duty (0.8%)$14,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,955,625

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$11.3M$8.5M$5.7M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.0M
+22%
Rental Income
+$510K
Total Position
$2.5M
+53%
8.9%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$1.1M
Total Position
$3.5M
+116%
8.0%/yr
Year 20
Capital Value
$3.6M
+119%
Rental Income
+$2.6M
Total Position
$6.1M
+278%
6.9%/yr
Year 30
Capital Value
$5.3M
+224%
Rental Income
+$4.6M
Total Position
$9.8M
+505%
6.2%/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
Good
5.9% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Strong
$818 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $818 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

47% occ.
6.0%
$8,850/mo
57% occ.
7.3%
$10,744/mo
67% occ.
8.6%
$12,638/mo
current
77% occ.
9.9%
$14,532/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.