Launch offer — 3 months free free, no card

House in Estrada das Açoteias, Centro de Olhos de Água, Albufeira e Olhos de Água
House in Estrada das Açoteias, Centro de Olhos de Água, Albufeira e Olhos de Água — image 2House in Estrada das Açoteias, Centro de Olhos de Água, Albufeira e Olhos de Água — image 3House in Estrada das Açoteias, Centro de Olhos de Água, Albufeira e Olhos de Água — image 4House in Estrada das Açoteias, Centro de Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

House in Estrada das Açoteias, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€4.0M

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

50%

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: €94,118/yr
Average Daily Rate: €511
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 130.3 years
5-yr Capital Value: €4.6M
10-yr Capital Value: €5.3M
Brixfox Score: 60.9 / 100
Comparable Properties: 7
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€4.4M

+11.4% over asking

Asking price€4.0M
IMT — Property transfer tax (investment schedule)€296,250
IS — Stamp duty (0.8%)€31,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€59,250
Total acquisition costs€388,350
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)€4.4M

Gross yield (asking price)

2.4%

True gross yield (all-in)

2.1%

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: 300 m²
Land: 750 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roofarched windows and balconiespergolacliffside ocean view

Score Breakdown

ROI
3.08
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
11.33
Rental Demand
5.04
Payback Speed
0
STR Suitability
4

Description

THE LUXURY COLLECTION RESORT One of Europe's most prestigious and award-winning luxury resorts, managed by the world's largest hotel and resort chain, through The Luxury Collection brand, the excellence of a 5-star resort. With a privileged location at the top of Praia da Falésia on the first line of the sea, with m

Location

📍 37.0969°N, 8.1783°W

· Albufeira, Algarve, Portugal

View this property on Coldwell Banker Southbay →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
Coldwell Banker Southbay
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

House in Estrada das Açoteias, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7360 Source verified · Coldwell Banker Southbay · listed 3 Jun 2026
Asking price · Freehold
$4,293,478
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
300 m²
Land
750 m²
True net yield
0.8%
≈ $6,267/mo net after costs & tax
5-yr total return (net + appreciation)
6.4% / yr avg
Payback in ~130 yrs from rent
Brixfox Score 61 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: A
Condition: excellent

Description

THE LUXURY COLLECTION RESORT One of Europe's most prestigious and award-winning luxury resorts, managed by the world's largest hotel and resort chain, through The Luxury Collection brand, the excellence of a 5-star resort. With a privileged location at the top of Praia da Falésia on the first line of the sea, with m

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)
$719/night
50% ($331)Brixfox estimate($719/night)200% ($1322)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$63,714
Likely range $38,228 – $89,199
Airbnb data$719/night · 50% occupancy
Rental income
$719/night · 50% occ.
$122,526
Running costs (20%)
Utilities, cleaning, maintenance
-$24,505
Income tax (10%)
Indonesian rental income tax
-$34,307
Property tax
Annual property tax
-$0
Net income
1.5% ROI
$63,714

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.6%
1.4%
Fully-managed
1.0%
0.8%
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

2.6%

Annual Revenue

$122,526

Income Tax / yr

$10,721

Payback

—

True All-In Cost
Asking price$4,293,478
IMT — transfer tax (non-resident 7.5%)$322,011
Stamp duty (0.8%)$34,348
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,692,554

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$17.9M$13.5M$9.0M$4.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.0M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.8M
+22%
Rental Income
+$311K
Total Position
$5.1M
+30%
5.3%/yr
Year 10
Capital Value
$5.8M
+48%
Rental Income
+$672K
Total Position
$6.5M
+65%
5.1%/yr
Year 20
Capital Value
$8.7M
+119%
Rental Income
+$1.6M
Total Position
$10.2M
+159%
4.9%/yr
Year 30
Capital Value
$12.8M
+224%
Rental Income
+$2.8M
Total Position
$15.6M
+295%
4.7%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$661 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
750 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $661 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 750 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.5% 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.
1.3%
$4,659/mo
40% occ.
1.7%
$6,190/mo
50% occ.
2.2%
$7,720/mo
current
60% occ.
2.6%
$9,250/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.