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House in Vale da Azinheira, Albufeira e Olhos de Água
House in Vale da Azinheira, Albufeira e Olhos de Água — image 2House in Vale da Azinheira, Albufeira e Olhos de Água — image 3House in Vale da Azinheira, Albufeira e Olhos de Água — image 4House in Vale da Azinheira, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

House in Vale da Azinheira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.4M

Asking Price (EUR)

7.3%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

8.7%

True Gross Yield

56%

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: €236,848/yr
Average Daily Rate: €1166
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 17.9 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.2M
Brixfox Score: 81.3 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€2.7M

+12.9% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€180,000
IS — Stamp duty (0.8%)€19,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€36,000
Total acquisition costs€236,450
Renovation (est. €55/m² × 524 m²)
Light touch-ups — paint, fixtures, deep clean.		€28,820
(€15,720–€41,920)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€2.7M

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.7%

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: 5
Bathrooms: 4
Building: 524 m²
Land: 1985 m²
Style: portuguese-traditional
Condition: good
Year Built: 1995
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor pool areatraditional arched doorwaysbuilt-in seating in living roomoutdoor BBQ area

Score Breakdown

ROI
19.74
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.56
Payback Speed
4
STR Suitability
4

Description

5 bedroom villa located in Olhos de Água, dream property, set on a wonderful plot with 1985 m2. The gross construction area is 524.50 m2, and the usable area is 237.85 m2, offering plenty of space to live and relax. Upon entering the house, you are greeted by a spacious entrance hall that leads to a small lounge, pr

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on VAP Real Estate →Listed via Idealista.pt
5-bedroom freehold villa in Albufeira — photo 1 of 5
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5-bedroom freehold villa in Albufeira — photo 5 of 5

House in Vale da Azinheira, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7361 Source verified · VAP Real Estate · listed 2 Jun 2026
Asking price · Freehold
$2,608,696
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
524 m²
Land
1985 m²
True net yield
5.6%
≈ $21,366/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 81 · 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: 1995
Energy: B-
Condition: good

Description

5 bedroom villa located in Olhos de Água, dream property, set on a wonderful plot with 1985 m2. The gross construction area is 524.50 m2, and the usable area is 237.85 m2, offering plenty of space to live and relax. Upon entering the house, you are greeted by a spacious entrance hall that leads to a small lounge, pr

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)
$1,641/night
50% ($755)Brixfox estimate($1,641/night)200% ($3019)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$160,416
Likely range $96,250 – $224,583
Airbnb data$1,641/night · 56% occupancy
Rental income
$1,641/night · 56% occ.
$308,492
Running costs (20%)
Utilities, cleaning, maintenance
-$61,698
Income tax (10%)
Indonesian rental income tax
-$86,378
Property tax
Annual property tax
-$0
Net income
6.1% ROI
$160,416

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.9%
8.0%
Fully-managed
6.5%
5.6%
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

10.8%

Annual Revenue

$308,492

Income Tax / yr

$26,993

Payback

18 yrs

True All-In Cost
Asking price$2,608,696
IMT — transfer tax (non-resident 7.5%)$195,652
Stamp duty (0.8%)$20,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,867,935

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$17.0M$12.8M$8.5M$4.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.4M
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
$2.9M
+22%
Rental Income
+$784K
Total Position
$3.7M
+54%
9.1%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$1.7M
Total Position
$5.2M
+119%
8.1%/yr
Year 20
Capital Value
$5.3M
+119%
Rental Income
+$4.0M
Total Position
$9.2M
+284%
7.0%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$7.0M
Total Position
$14.8M
+517%
6.3%/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
6.1% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$1510 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1985 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1510 — positioned in the top tier
Generous 1985 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — factor in seasonal gaps

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

36% occ.
5.7%
$12,448/mo
46% occ.
7.3%
$15,941/mo
56% occ.
8.9%
$19,435/mo
current
66% occ.
10.5%
$22,929/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.