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Detached house in Páteo, Albufeira e Olhos de Água
Detached house in Páteo, Albufeira e Olhos de Água — image 2Detached house in Páteo, Albufeira e Olhos de Água — image 3Detached house in Páteo, Albufeira e Olhos de Água — image 4Detached house in Páteo, Albufeira e Olhos de Água — image 5
Grade Avillaluxury

Detached house in Páteo, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.3M

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

51%

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: €112,839/yr
Average Daily Rate: €601
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 22.1 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.7M
Brixfox Score: 77.5 / 100
Comparable Properties: 42
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.

€1.5M

+14.0% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,500
IS — Stamp duty (0.8%)€10,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,500
Total acquisition costs€128,650
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

8.7%

True gross yield (all-in)

7.6%

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: 3
Bathrooms: 4
Building: 369 m²
Land: 770 m²
Style: contemporary
Condition: excellent
Year Built: 2010
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolglass railingspanoramic sea view

Score Breakdown

ROI
16.56
Visual Appeal
14.8
Ownership Security
13
Location
10.2
Land & Space
10.78
Rental Demand
5.14
Payback Speed
3
STR Suitability
4

Description

House T3 for sale.

Location

📍 37.0925°N, 8.2628°W

· Albufeira, Algarve, Portugal

Visit RE/MAX Albufeira Smart →Listed via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 5
RE/MAX Albufeira Smart
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Detached house in Páteo, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7789 Source verified · RE/MAX Albufeira Smart · listed 3 Jun 2026
Asking price · Freehold
$1,413,043
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
369 m²
Land
770 m²
True net yield
4.5%
≈ $9,823/mo net after costs & tax
5-yr total return (net + appreciation)
10.3% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 78 · 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: 2010
Energy: C
Condition: excellent

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)
$846/night
50% ($389)Brixfox estimate($846/night)200% ($1556)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$76,413
Likely range $45,848 – $106,978
Airbnb data$846/night · 51% occupancy
Rental income
$846/night · 51% occ.
$146,948
Running costs (20%)
Utilities, cleaning, maintenance
-$29,390
Income tax (10%)
Indonesian rental income tax
-$41,145
Property tax
Annual property tax
-$0
Net income
5.4% ROI
$76,413

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.5%
6.7%
Fully-managed
5.3%
4.5%
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

9.3%

Annual Revenue

$146,948

Income Tax / yr

$12,858

Payback

22 yrs

True All-In Cost
Asking price$1,413,043
IMT — transfer tax (non-resident 7.5%)$105,978
Stamp duty (0.8%)$11,304
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,573,043

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$8.7M$6.5M$4.3M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$373K
Total Position
$2.0M
+50%
8.5%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$806K
Total Position
$2.7M
+110%
7.7%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$1.9M
Total Position
$4.7M
+264%
6.7%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$3.3M
Total Position
$7.6M
+482%
6.0%/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
5.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$778 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
770 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $778 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 770 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
4.8%
$5,656/mo
41% occ.
6.3%
$7,457/mo
51% occ.
7.9%
$9,258/mo
current
61% occ.
9.4%
$11,059/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.