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Detached house in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água
Detached house in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 2Detached house in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 3Detached house in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 4Detached house in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água — image 5
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Detached house in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€840,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

52%

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: €84,808/yr
Average Daily Rate: €448
+6.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 19.5 years
5-yr Capital Value: €973,790
10-yr Capital Value: €1.1M
Brixfox Score: 78.3 / 100
Comparable Properties: 8
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€961,170

+14.4% over asking

Asking price€840,000
IMT — Property transfer tax (investment schedule)€50,400
IS — Stamp duty (0.8%)€6,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,600
Total acquisition costs€70,970
Renovation (est. €55/m² × 230 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,650
(€6,900–€18,400)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€961,170

Gross yield (asking price)

10.1%

True gross yield (all-in)

8.8%

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: 4
Bathrooms: 3
Building: 230 m²
Land: 400 m²
Style: portuguese-traditional
Condition: good
Year Built: 1995
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

beachfront locationclifftop towntraditional white-washed architecture

Score Breakdown

ROI
18.42
Visual Appeal
14.8
Ownership Security
13
Location
10.2
Land & Space
8.72
Rental Demand
5.19
Payback Speed
4
STR Suitability
4

Description

House T4 for sale.

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

Visit RE/MAX Telheiras →Listed via Idealista.pt
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Detached house in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7856 Source verified · RE/MAX Telheiras · listed 2 Jun 2026
Asking price · Freehold
$913,043
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
230 m²
Land
400 m²
True net yield
5.1%
≈ $7,369/mo net after costs & tax
5-yr total return (net + appreciation)
11.2% / yr avg
Payback in ~19 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: 1995
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)
$631/night
50% ($290)Brixfox estimate($631/night)200% ($1161)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$57,556
Likely range $34,534 – $80,578
Airbnb data$631/night · 52% occupancy
Rental income
$631/night · 52% occ.
$110,684
Running costs (20%)
Utilities, cleaning, maintenance
-$22,137
Income tax (10%)
Indonesian rental income tax
-$30,991
Property tax
Annual property tax
-$0
Net income
6.3% ROI
$57,556

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.6%
7.7%
Fully-managed
6.1%
5.1%
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

10.8%

Annual Revenue

$110,684

Income Tax / yr

$9,685

Payback

19 yrs

True All-In Cost
Asking price$913,043
IMT — transfer tax (non-resident 7.5%)$68,478
Stamp duty (0.8%)$7,304
Notary + registry$2,174
Legal$11,230
Furnishing + STR launch$27,174
All-in cost$1,029,404

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $840K
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
$1.0M
+22%
Rental Income
+$281K
Total Position
$1.3M
+55%
9.2%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$607K
Total Position
$1.9M
+120%
8.2%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$1.4M
Total Position
$3.3M
+288%
7.0%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$2.5M
Total Position
$5.2M
+524%
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
6.3% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$580 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $580 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
5.6%
$4,287/mo
42% occ.
7.4%
$5,630/mo
52% occ.
9.2%
$6,973/mo
current
62% occ.
10.9%
$8,317/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.