Launch offer — 3 months free free, no card

Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água
Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 2Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 3Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 4Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 5
Grade A+villamid-range

Detached house in Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.8M

Asking Price (EUR)

10.5%

True Net Yield (Owner, all-in)

7.7%

True Net Yield (Managed, all-in)

12.3%

True Gross Yield

44%

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: €253,750/yr
Average Daily Rate: €1576
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 12.1 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.4M
Brixfox Score: 85.2 / 100
Comparable Properties: 5
Data Confidence: 62%
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

+15.2% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€134,250
IS — Stamp duty (0.8%)€14,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,850
Total acquisition costs€176,670
Renovation (est. €55/m² × 613 m²)
Light touch-ups — paint, fixtures, deep clean.		€33,715
(€18,390–€49,040)
Furnishing & STR launch (8bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€61,450
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

14.2%

True gross yield (all-in)

12.3%

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: 613 m²
Land: 890 m²
Style: portuguese-traditional
Condition: good
Year Built: 1987
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled roofsmultiple terracescurved swimming pool

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
9.94
Rental Demand
4.41
Payback Speed
5
STR Suitability
4

Description

House T8 for sale.

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

Visit RE/MAX Albufeira Smart →Listed via Idealista.pt
8-bedroom freehold villa in Albufeira — photo 1 of 5
RE/MAX Albufeira Smart
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 Rua Almeida Garrett, Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7635 Source verified · RE/MAX Albufeira Smart · listed 2 Jun 2026
Asking price · Freehold
$1,945,652
View original listing
Ownership
Freehold
Bedrooms
8
Bathrooms
8
Built area
613 m²
Land
890 m²
True net yield
8.3%
≈ $23,432/mo net after costs & tax
5-yr total return (net + appreciation)
13.8% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 85 · 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: 1987
Energy: D
Condition: good

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)
$2,217/night
50% ($1020)Brixfox estimate($2,217/night)200% ($4079)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Indicative
Yearly income
$171,891
Likely range $103,135 – $240,648
Airbnb data$2,217/night · 44% occupancy
Rental income
$2,217/night · 44% occ.
$330,560
Running costs (20%)
Utilities, cleaning, maintenance
-$66,112
Income tax (10%)
Indonesian rental income tax
-$92,557
Property tax
Annual property tax
-$0
Net income
8.8% ROI
$171,891

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.1%
11.7%
Fully-managed
9.6%
8.3%
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

15.4%

Annual Revenue

$330,560

Income Tax / yr

$28,924

Payback

12 yrs

True All-In Cost
Asking price$1,945,652
IMT — transfer tax (non-resident 7.5%)$145,924
Stamp duty (0.8%)$15,565
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,149,859

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$15.3M$11.5M$7.7M$3.8M$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 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$840K
Total Position
$3.0M
+69%
11.0%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$1.8M
Total Position
$4.5M
+149%
9.6%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$4.2M
Total Position
$8.2M
+357%
7.9%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$7.5M
Total Position
$13.3M
+645%
6.9%/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
8.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$2039 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
890 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $2039 — positioned in the top tier
Generous 890 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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

30% occ.
8.7%
$14,160/mo
40% occ.
11.6%
$18,880/mo
44% occ.
12.8%
$20,824/mo
current
54% occ.
15.8%
$25,544/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.