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

House in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.6M

Asking Price (EUR)

12.4%

True Net Yield (Owner, all-in)

9.2%

True Net Yield (Managed, all-in)

14.5%

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: €261,269/yr
Average Daily Rate: €1268
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 10.4 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.2M
Brixfox Score: 83.6 / 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.

€1.8M

+12.7% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€120,000
IS — Stamp duty (0.8%)€12,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,000
Total acquisition costs€158,050
Renovation€0 — move-in ready
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)€1.8M

Gross yield (asking price)

16.3%

True gross yield (all-in)

14.5%

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: 5
Building: 265 m²
Style: contemporary
Condition: excellent
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracehot tubpergolacityscape view

Score Breakdown

ROI
25
Visual Appeal
14.8
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.65
Payback Speed
5
STR Suitability
4

Description

Fully refurbished rental investment property for sale in Albufeira 5 separate units, across 2 separate addresses next door to each other. An exceptional investment opportunity awaits in the sought-after coastal town of Albufeira, nestled in the heart of Portugal's Algarve region. This fully refurbished rental property

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on Ideal Homes →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 Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7549 Source verified · Ideal Homes · listed 2 Jun 2026
Asking price · Freehold
$1,739,130
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
265 m²
True net yield
9.6%
≈ $24,296/mo net after costs & tax
5-yr total return (net + appreciation)
15.1% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 84 · 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: excellent

Description

Fully refurbished rental investment property for sale in Albufeira 5 separate units, across 2 separate addresses next door to each other. An exceptional investment opportunity awaits in the sought-after coastal town of Albufeira, nestled in the heart of Portugal's Algarve region. This fully refurbished rental property

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)
$1,784/night
50% ($820)Brixfox estimate($1,784/night)200% ($3282)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$176,980
Likely range $106,188 – $247,773
Airbnb data$1,784/night · 56% occupancy
Rental income
$1,784/night · 56% occ.
$340,347
Running costs (20%)
Utilities, cleaning, maintenance
-$68,069
Income tax (10%)
Indonesian rental income tax
-$95,297
Property tax
Annual property tax
-$0
Net income
10.2% ROI
$176,980

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

9.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
15.1%
13.6%
Fully-managed
11.2%
9.6%
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

17.7%

Annual Revenue

$340,347

Income Tax / yr

$29,780

Payback

10 yrs

True All-In Cost
Asking price$1,739,130
IMT — transfer tax (non-resident 7.5%)$130,435
Stamp duty (0.8%)$13,913
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,926,196

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$14.9M$11.2M$7.4M$3.7M$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 9: 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
$1.9M
+22%
Rental Income
+$864K
Total Position
$2.8M
+76%
11.9%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$1.9M
Total Position
$4.2M
+165%
10.2%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$4.4M
Total Position
$7.9M
+393%
8.3%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$7.7M
Total Position
$12.9M
+708%
7.2%/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

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.2% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$1641 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 10.2% — outperforms most villas in this market
Premium nightly rate of $1641 — 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 56% — 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

36% occ.
9.6%
$13,845/mo
46% occ.
12.2%
$17,643/mo
56% occ.
14.8%
$21,440/mo
current
66% occ.
17.4%
$25,238/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.