Launch offer — 3 months free free, no card

Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água
Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água — image 2Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água — image 3Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água — image 4Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Avillaluxury

Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.8M

Asking Price (EUR)

11.0%

True Net Yield (Owner, all-in)

8.1%

True Net Yield (Managed, all-in)

12.9%

True Gross Yield

45%

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: €267,114/yr
Average Daily Rate: €1633
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 11.5 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.4M
Brixfox Score: 82.5 / 100
Comparable Properties: 6
Data Confidence: 64%
Search Radius: 6 km

True Investment Cost

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

€2.1M

+15.3% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€135,000
IS — Stamp duty (0.8%)€14,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,000
Total acquisition costs€177,650
Renovation€0 — move-in ready
Furnishing & STR launch (8bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€97,550
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

14.8%

True gross yield (all-in)

12.9%

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: 8
Bathrooms: 8
Building: 260 m²
Style: contemporary
Condition: excellent
Year Built: 2020
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private-poollarge-sliding-glass-doorsmodern-balcony-design

Score Breakdown

ROI
25
Visual Appeal
14.8
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
4.48
Payback Speed
5
STR Suitability
4

Description

This fabulous villa is a brand new property, with eight bedrooms, located about a minutés walk from Olhos de Água beach. The villa has been finished to an extremely high standard and is built over four floors with the ground floor benefiting from a games room with pool table, utility room with washing machine and sunn

Location

📍 37.1014°N, 8.1845°W

· Albufeira, Algarve, Portugal

View this property on Sortami - Mediação Imobiliária, Lda. →Listed via Idealista.pt
8-bedroom freehold villa in Albufeira — photo 1 of 5
Sortami - Mediação Imobiliária, Lda.
8-bedroom freehold villa in Albufeira — photo 2 of 5
8-bedroom freehold villa in Albufeira — photo 3 of 5
8-bedroom freehold villa in Albufeira — photo 4 of 5
8-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7500 Source verified · Sortami - Mediação Imobiliária, Lda. · listed 3 Jun 2026
Asking price · Freehold
$1,956,522
View original listing
Ownership
Freehold
Bedrooms
8
Bathrooms
8
Built area
260 m²
True net yield
8.7%
≈ $24,743/mo net after costs & tax
5-yr total return (net + appreciation)
14.2% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 83 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2020
Energy: B-
Condition: excellent

Description

This fabulous villa is a brand new property, with eight bedrooms, located about a minutés walk from Olhos de Água beach. The villa has been finished to an extremely high standard and is built over four floors with the ground floor benefiting from a games room with pool table, utility room with washing machine and sunn

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)
$2,297/night
50% ($1057)Brixfox estimate($2,297/night)200% ($4226)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Indicative
Yearly income
$180,925
Likely range $108,555 – $253,295
Airbnb data$2,297/night · 45% occupancy
Rental income
$2,297/night · 45% occ.
$347,933
Running costs (20%)
Utilities, cleaning, maintenance
-$69,587
Income tax (10%)
Indonesian rental income tax
-$97,421
Property tax
Annual property tax
-$0
Net income
9.2% ROI
$180,925

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.7%
12.3%
Fully-managed
10.1%
8.7%
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

16.1%

Annual Revenue

$347,933

Income Tax / yr

$30,445

Payback

11 yrs

True All-In Cost
Asking price$1,956,522
IMT — transfer tax (non-resident 7.5%)$146,739
Stamp duty (0.8%)$15,652
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,161,630

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$15.8M$11.9M$7.9M$4.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$884K
Total Position
$3.1M
+71%
11.3%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$1.9M
Total Position
$4.6M
+154%
9.8%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$4.5M
Total Position
$8.4M
+368%
8.0%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$7.9M
Total Position
$13.8M
+664%
7.0%/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
Strong
9.2% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$2113 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

High rental yield at 9.2% — outperforms most villas in this market
Premium nightly rate of $2113 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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

30% occ.
9.0%
$14,671/mo
40% occ.
12.0%
$19,561/mo
45% occ.
13.4%
$21,919/mo
current
55% occ.
16.4%
$26,809/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.