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House in São Rafael, Albufeira e Olhos de Água
House in São Rafael, Albufeira e Olhos de Água — image 2House in São Rafael, Albufeira e Olhos de Água — image 3House in São Rafael, Albufeira e Olhos de Água — image 4House in São Rafael, Albufeira e Olhos de Água — image 5
Grade A+villaluxury

House in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.6M

Asking Price (EUR)

8.2%

True Net Yield (Owner, all-in)

6.0%

True Net Yield (Managed, all-in)

9.9%

True Gross Yield

67%

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: €182,523/yr
Average Daily Rate: €752
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 15.8 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.2M
Brixfox Score: 88.1 / 100
Comparable Properties: 15
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€1.8M

+13.7% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€121,875
IS — Stamp duty (0.8%)€13,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,375
Total acquisition costs€160,500
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)€1.8M

Gross yield (asking price)

11.2%

True gross yield (all-in)

9.9%

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: 4
Bathrooms: 5
Building: 180 m²
Land: 582 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with glass railingsinfinity-edge pool with mosaic tileslarge sliding glass doors for indoor-outdoor livingstone accent wallsmodern minimalist landscaping

Score Breakdown

ROI
21.62
Visual Appeal
16.6
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
6.65
Payback Speed
4
STR Suitability
4

Description

Located in the sought-after Marina of Albufeira, this stylish new villa is offering a blend of contemporary design, luxurious living, and a prime coastal location, it's ideal as a permanent residence, holiday retreat, or rental investment. Set on a low-maintenance plot, the villa features bold, modern architecture and

Location

📍 37.0795°N, 8.2820°W

· Albufeira, Algarve, Portugal

View this property on Cerro Novo Lda →Listed via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
Cerro Novo Lda
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 São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7536 Source verified · Cerro Novo Lda · listed 3 Jun 2026
Asking price · Freehold
$1,766,304
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
180 m²
Land
582 m²
True net yield
6.3%
≈ $16,504/mo net after costs & tax
5-yr total return (net + appreciation)
11.9% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 88 · 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: 2025
Energy: A
Condition: new-build

Description

Located in the sought-after Marina of Albufeira, this stylish new villa is offering a blend of contemporary design, luxurious living, and a prime coastal location, it's ideal as a permanent residence, holiday retreat, or rental investment. Set on a low-maintenance plot, the villa features bold, modern architecture and

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)
$1,058/night
50% ($487)Brixfox estimate($1,058/night)200% ($1947)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Indicative
Yearly income
$123,658
Likely range $74,195 – $173,121
Airbnb data$1,058/night · 67% occupancy
Rental income
$1,058/night · 67% occ.
$237,803
Running costs (20%)
Utilities, cleaning, maintenance
-$47,561
Income tax (10%)
Indonesian rental income tax
-$66,585
Property tax
Annual property tax
-$0
Net income
7.0% ROI
$123,658

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.1%
9.1%
Fully-managed
7.4%
6.3%
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

12.2%

Annual Revenue

$237,803

Income Tax / yr

$20,808

Payback

16 yrs

True All-In Cost
Asking price$1,766,304
IMT — transfer tax (non-resident 7.5%)$132,473
Stamp duty (0.8%)$14,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,955,625

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$12.3M$9.2M$6.1M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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
$2.0M
+22%
Rental Income
+$604K
Total Position
$2.6M
+59%
9.7%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$1.3M
Total Position
$3.7M
+128%
8.6%/yr
Year 20
Capital Value
$3.6M
+119%
Rental Income
+$3.1M
Total Position
$6.6M
+307%
7.3%/yr
Year 30
Capital Value
$5.3M
+224%
Rental Income
+$5.4M
Total Position
$10.7M
+557%
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
Good
67% average occupancy
Nightly Rate
Strong
$974 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
582 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $974 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 582 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

47% occ.
7.1%
$10,476/mo
57% occ.
8.6%
$12,729/mo
67% occ.
10.2%
$14,982/mo
current
77% occ.
11.7%
$17,235/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.