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Semi-detached house in Estrada de Olhos de Água Nn, Centro de Olhos de Água, Albufeira e Olhos de Água
Semi-detached house in Estrada de Olhos de Água Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 2Semi-detached house in Estrada de Olhos de Água Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 3Semi-detached house in Estrada de Olhos de Água Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 4Semi-detached house in Estrada de Olhos de Água Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+villamid-range

Semi-detached house in Estrada de Olhos de Água Nn, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€450,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

8.5%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €44,428/yr
Average Daily Rate: €243
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 23.4 years
5-yr Capital Value: €521,673
10-yr Capital Value: €604,762
Brixfox Score: 66.7 / 100
Comparable Properties: 39
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€520,005

+15.6% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 95 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,225
(€2,850–€7,600)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€520,005

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.5%

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: 2
Bathrooms: 2
Building: 95 m²
Style: portuguese-traditional
Condition: good
Year Built: 2004
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roofprivate swimming poolmature garden

Score Breakdown

ROI
15.81
Visual Appeal
11.8
Ownership Security
13
Location
10.2
Land & Space
3.9
Rental Demand
5.01
Payback Speed
3
STR Suitability
4

Description

Nestled in a serene location, just a stone's throw from the shimmering sands of the beach, this delightful 2-bedroom villa offers the perfect blend of comfort and luxury. Recently refurbished to the highest standards, this property is ideal for those seeking a tranquil escape with modern conveniences. Step inside to d

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

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

Semi-detached house in Estrada de Olhos de Água Nn, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7576 Source verified · Apex Real Estate · listed 2 Jun 2026
Asking price · Freehold
$489,130
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
95 m²
True net yield
4.3%
≈ $3,623/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 67 · B+

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: 2004
Energy: E
Condition: good

Description

Nestled in a serene location, just a stone's throw from the shimmering sands of the beach, this delightful 2-bedroom villa offers the perfect blend of comfort and luxury. Recently refurbished to the highest standards, this property is ideal for those seeking a tranquil escape with modern conveniences. Step inside to d

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)
$342/night
50% ($158)Brixfox estimate($342/night)200% ($630)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$30,153
Likely range $18,091 – $42,214
Airbnb data$342/night · 50% occupancy
Rental income
$342/night · 50% occ.
$57,986
Running costs (20%)
Utilities, cleaning, maintenance
-$11,597
Income tax (10%)
Indonesian rental income tax
-$16,236
Property tax
Annual property tax
-$0
Net income
6.2% ROI
$30,153

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.7%
6.8%
Fully-managed
5.2%
4.3%
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

10.3%

Annual Revenue

$57,986

Income Tax / yr

$5,074

Payback

23 yrs

True All-In Cost
Asking price$489,130
IMT — transfer tax (non-resident 7.5%)$36,685
Stamp duty (0.8%)$3,913
Notary + registry$2,174
Legal$6,016
Furnishing + STR launch$27,174
All-in cost$565,092

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$3.2M$2.4M$1.6M$799K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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
$547K
+22%
Rental Income
+$147K
Total Position
$695K
+54%
9.1%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$318K
Total Position
$984K
+119%
8.1%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$745K
Total Position
$1.7M
+285%
7.0%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.3M
Total Position
$2.8M
+518%
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
6.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$315 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $315 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.
5.4%
$2,195/mo
40% occ.
7.2%
$2,924/mo
50% occ.
9.0%
$3,653/mo
current
60% occ.
10.8%
$4,382/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.