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Detached house in São Rafael, Albufeira e Olhos de Água
Detached house in São Rafael, Albufeira e Olhos de Água — image 2Detached house in São Rafael, Albufeira e Olhos de Água — image 3Detached house in São Rafael, Albufeira e Olhos de Água — image 4Detached house in São Rafael, Albufeira e Olhos de Água — image 5
Grade Bvillamid-range

Detached house in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€899,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.5%

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: €55,896/yr
Average Daily Rate: €276
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 37.2 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 63.5 / 100
Comparable Properties: 19
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+12.8% over asking

Asking price€899,000
IMT — Property transfer tax (investment schedule)€53,940
IS — Stamp duty (0.8%)€7,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,485
Total acquisition costs€75,867
Renovation (est. €55/m² × 186 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,230
(€5,580–€14,880)
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)€1.0M

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.5%

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: 3
Building: 186 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced-housingcommunal-poolocean-proximity

Score Breakdown

ROI
10.42
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
5.72
Rental Demand
5.56
Payback Speed
1
STR Suitability
4

Description

Luxury House | 2 Bedrooms | 186 m² | Terrace | Garage | Beach | Castle | Albufeira Located in one of the most exclusive settings in Castelo, Albufeira, this luxury 2-bedroom villa represents a unique opportunity to live by the sea, in a high-quality residential environment, tranquility and privacy, just minutes from t

Location

📍 37.0795°N, 8.2820°W

· Albufeira, Algarve, Portugal

View this property on RE/MAX Siimgroup Loft →Listed via Idealista.pt
2-bedroom freehold villa in Albufeira — photo 1 of 5
RE/MAX Siimgroup Loft
2-bedroom freehold villa in Albufeira — photo 2 of 5
2-bedroom freehold villa in Albufeira — photo 3 of 5
2-bedroom freehold villa in Albufeira — photo 4 of 5
2-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in São Rafael, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7648 Source verified · RE/MAX Siimgroup Loft · listed 3 Jun 2026
Asking price · Freehold
$977,174
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
186 m²
True net yield
2.7%
≈ $4,455/mo net after costs & tax
5-yr total return (net + appreciation)
8.8% / yr avg
Payback in ~37 yrs from rent
Brixfox Score 64 · 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: 2007
Energy: B-
Condition: good

Description

Luxury House | 2 Bedrooms | 186 m² | Terrace | Garage | Beach | Castle | Albufeira Located in one of the most exclusive settings in Castelo, Albufeira, this luxury 2-bedroom villa represents a unique opportunity to live by the sea, in a high-quality residential environment, tranquility and privacy, just minutes from t

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)
$387/night
50% ($178)Brixfox estimate($387/night)200% ($713)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$37,837
Likely range $22,702 – $52,972
Airbnb data$387/night · 56% occupancy
Rental income
$387/night · 56% occ.
$72,763
Running costs (20%)
Utilities, cleaning, maintenance
-$14,553
Income tax (10%)
Indonesian rental income tax
-$20,374
Property tax
Annual property tax
-$0
Net income
3.9% ROI
$37,837

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.9%
4.3%
Fully-managed
3.3%
2.7%
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

6.6%

Annual Revenue

$72,763

Income Tax / yr

$6,366

Payback

37 yrs

True All-In Cost
Asking price$977,174
IMT — transfer tax (non-resident 7.5%)$73,288
Stamp duty (0.8%)$7,817
Notary + registry$2,174
Legal$12,020
Furnishing + STR launch$27,174
All-in cost$1,099,647

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$5.3M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $899K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$185K
Total Position
$1.3M
+42%
7.3%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$399K
Total Position
$1.7M
+92%
6.8%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$935K
Total Position
$2.9M
+223%
6.0%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.7M
Total Position
$4.6M
+409%
5.6%/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
Average
3.9% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$356 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 $356 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.9% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

36% occ.
3.6%
$2,934/mo
46% occ.
4.6%
$3,759/mo
56% occ.
5.6%
$4,584/mo
current
66% occ.
6.6%
$5,409/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.