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Detached house in Caliços, Albufeira e Olhos de Água
Grade B+villamid-range

Detached house in Caliços, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€420,000

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

9.6%

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: €47,353/yr
Average Daily Rate: €236
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 19.9 years
5-yr Capital Value: €486,895
10-yr Capital Value: €564,445
Brixfox Score: 71 / 100
Comparable Properties: 96
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.

€491,070

+16.9% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation (est. €55/m² × 216 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,880
(€6,480–€17,280)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€491,070

Gross yield (asking price)

11.3%

True gross yield (all-in)

9.6%

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: 2
Building: 216 m²
Style: portuguese-traditional
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional dark green shutterstiled facade accentoutdoor dartboard

Score Breakdown

ROI
18.06
Visual Appeal
10.2
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.51
Payback Speed
4
STR Suitability
4

Description

Unique Opportunity in Albufeira – Charming 2-Bedroom Villa with Excellent Potential! This charming single-storey villa is located in Albufeira and offers a total built area of 216 m², set on a 285 m² plot. With an excellent layout and a privileged residential location, this property is ideal for those seeking a peacef

Location

📍 37.1027°N, 8.2498°W

· Albufeira, Algarve, Portugal

Listed via Idealista.pt
2-bedroom freehold villa in Albufeira — photo 1 of 1
Idealista.pt

Detached house in Caliços, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-73577 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$456,522
Ownership
Freehold
Bedrooms
2
Built area
216 m²
True net yield
5.0%
≈ $3,919/mo net after costs & tax
5-yr total return (net + appreciation)
11.9% / yr avg
Payback in ~20 yrs from rent
Brixfox Score 71 · 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

Unique Opportunity in Albufeira – Charming 2-Bedroom Villa with Excellent Potential! This charming single-storey villa is located in Albufeira and offers a total built area of 216 m², set on a 285 m² plot. With an excellent layout and a privileged residential location, this property is ideal for those seeking a peacef

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)
$331/night
50% ($152)Brixfox estimate($331/night)200% ($610)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$32,051
Likely range $19,230 – $44,872
Airbnb data$331/night · 55% occupancy
Rental income
$331/night · 55% occ.
$61,637
Running costs (20%)
Utilities, cleaning, maintenance
-$12,327
Income tax (10%)
Indonesian rental income tax
-$17,258
Property tax
Annual property tax
-$0
Net income
7.0% ROI
$32,051

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.9%
7.9%
Fully-managed
6.0%
5.0%
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

11.6%

Annual Revenue

$61,637

Income Tax / yr

$5,393

Payback

20 yrs

True All-In Cost
Asking price$456,522
IMT — transfer tax (non-resident 7.5%)$34,239
Stamp duty (0.8%)$3,652
Notary + registry$2,174
Legal$5,615
Furnishing + STR launch$27,174
All-in cost$529,376

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$3.2M$2.4M$1.6M$795K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $420K
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 13: 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
$511K
+22%
Rental Income
+$157K
Total Position
$668K
+59%
9.7%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$338K
Total Position
$960K
+129%
8.6%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$792K
Total Position
$1.7M
+308%
7.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.4M
Total Position
$2.8M
+558%
6.5%/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
7.0% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$305 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 $305 — 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.
6.5%
$2,472/mo
45% occ.
8.4%
$3,178/mo
55% occ.
10.2%
$3,883/mo
current
65% occ.
12.1%
$4,588/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.