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Detached house in Rua Ilha do Sal, Vale Pedras, Albufeira e Olhos de Água
Detached house in Rua Ilha do Sal, Vale Pedras, Albufeira e Olhos de Água — image 2Detached house in Rua Ilha do Sal, Vale Pedras, Albufeira e Olhos de Água — image 3Detached house in Rua Ilha do Sal, Vale Pedras, Albufeira e Olhos de Água — image 4Detached house in Rua Ilha do Sal, Vale Pedras, Albufeira e Olhos de Água — image 5
Grade Avillaluxury

Detached house in Rua Ilha do Sal, Vale Pedras, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.2M

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

53%

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: €102,502/yr
Average Daily Rate: €533
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 22.2 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 80.1 / 100
Comparable Properties: 8
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+15.2% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€87,750
IS — Stamp duty (0.8%)€9,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,550
Total acquisition costs€115,910
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)€1.3M

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.6%

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: 4
Bathrooms: 5
Building: 234 m²
Land: 620 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolfloating decklarge glass windowsmulti-level architecture

Score Breakdown

ROI
16.53
Visual Appeal
16.6
Ownership Security
13
Location
10.2
Land & Space
11.53
Rental Demand
5.27
Payback Speed
3
STR Suitability
4

Description

This magnificent 4-bedroom villa of 254m², currently under construction, is located in the prestigious Vale Pedras area of Albufeira. Close to all amenities and just 8 minutes from the beach, it is ideal both as a main residence in the heart of Albufeira and as a vacation home in one of the best locations in the region

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

Visit Century21 Realty Art →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
Century21 Realty Art
4-bedroom freehold villa in Albufeira — photo 2 of 5
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4-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Rua Ilha do Sal, Vale Pedras, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7376 Source verified · Century21 Realty Art · listed 2 Jun 2026
Asking price · Freehold
$1,271,739
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
234 m²
Land
620 m²
True net yield
4.5%
≈ $8,888/mo net after costs & tax
5-yr total return (net + appreciation)
10.4% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 80 · 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

Energy: A
Condition: new-build

Description

This magnificent 4-bedroom villa of 254m², currently under construction, is located in the prestigious Vale Pedras area of Albufeira. Close to all amenities and just 8 minutes from the beach, it is ideal both as a main residence in the heart of Albufeira and as a vacation home in one of the best locations in the region

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)
$750/night
50% ($345)Brixfox estimate($750/night)200% ($1380)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$69,426
Likely range $41,655 – $97,197
Airbnb data$750/night · 53% occupancy
Rental income
$750/night · 53% occ.
$133,512
Running costs (20%)
Utilities, cleaning, maintenance
-$26,702
Income tax (10%)
Indonesian rental income tax
-$37,383
Property tax
Annual property tax
-$0
Net income
5.5% ROI
$69,426

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.5%
6.7%
Fully-managed
5.3%
4.5%
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

9.4%

Annual Revenue

$133,512

Income Tax / yr

$11,683

Payback

22 yrs

True All-In Cost
Asking price$1,271,739
IMT — transfer tax (non-resident 7.5%)$95,380
Stamp duty (0.8%)$10,174
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,420,011

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$7.9M$5.9M$3.9M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$339K
Total Position
$1.8M
+51%
8.5%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$732K
Total Position
$2.5M
+111%
7.7%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.7M
Total Position
$4.3M
+266%
6.7%/yr
Year 30
Capital Value
$3.8M
+224%
Rental Income
+$3.0M
Total Position
$6.8M
+484%
6.1%/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
5.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$690 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
620 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $690 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 620 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
4.9%
$5,217/mo
43% occ.
6.4%
$6,814/mo
53% occ.
7.9%
$8,411/mo
current
63% occ.
9.4%
$10,007/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.