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Detached house in Vale Pedras, Albufeira e Olhos de Água
Detached house in Vale Pedras, Albufeira e Olhos de Água — image 2Detached house in Vale Pedras, Albufeira e Olhos de Água — image 3Detached house in Vale Pedras, Albufeira e Olhos de Água — image 4Detached house in Vale Pedras, Albufeira e Olhos de Água — image 5
Grade A+villaluxury

Detached house in Vale Pedras, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.9M

Asking Price (EUR)

12.7%

True Net Yield (Owner, all-in)

9.4%

True Net Yield (Managed, all-in)

14.8%

True Gross Yield

52%

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: €317,336/yr
Average Daily Rate: €1664
+23.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 9.9 years
5-yr Capital Value: €2.2M
10-yr Capital Value: €2.5M
Brixfox Score: 86.9 / 100
Comparable Properties: 7
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€2.1M

+14.6% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€140,250
IS — Stamp duty (0.8%)€14,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€28,050
Total acquisition costs€184,510
Renovation€0 — move-in ready
Furnishing & STR launch (7bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€88,700
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

17.0%

True gross yield (all-in)

14.8%

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: 7
Bathrooms: 8
Building: 663 m²
Land: 1137 m²
Style: contemporary
Condition: excellent
Year Built: 2017
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolspacious outdoor living areamodern fireplace featureample natural light

Score Breakdown

ROI
25
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
10.29
Rental Demand
5.22
Payback Speed
5
STR Suitability
4

Description

House T6 for sale at 8 000 €.

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on RE/MAX Albufeira Smart →Listed via Idealista.pt
7-bedroom freehold villa in Albufeira — photo 1 of 5
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Detached house in Vale Pedras, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7898 Source verified · RE/MAX Albufeira Smart · listed 2 Jun 2026
Asking price · Freehold
$2,032,609
View original listing
Ownership
Freehold
Bedrooms
7
Bathrooms
8
Built area
663 m²
Land
1137 m²
True net yield
10.1%
≈ $29,662/mo net after costs & tax
5-yr total return (net + appreciation)
15.5% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 87 · 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: 2017
Energy: A
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)
$2,341/night
50% ($1077)Brixfox estimate($2,341/night)200% ($4308)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$214,964
Likely range $128,978 – $300,950
Airbnb data$2,341/night · 52% occupancy
Rental income
$2,341/night · 52% occ.
$413,392
Running costs (20%)
Utilities, cleaning, maintenance
-$82,678
Income tax (10%)
Indonesian rental income tax
-$115,750
Property tax
Annual property tax
-$0
Net income
10.6% ROI
$214,964

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

10.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
15.9%
14.3%
Fully-managed
11.7%
10.1%
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

18.4%

Annual Revenue

$413,392

Income Tax / yr

$36,172

Payback

10 yrs

True All-In Cost
Asking price$2,032,609
IMT — transfer tax (non-resident 7.5%)$152,446
Stamp duty (0.8%)$16,261
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,244,033

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$17.8M$13.3M$8.9M$4.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.3M
+22%
Rental Income
+$1.0M
Total Position
$3.3M
+78%
12.2%/yr
Year 10
Capital Value
$2.8M
+48%
Rental Income
+$2.3M
Total Position
$5.0M
+169%
10.4%/yr
Year 20
Capital Value
$4.1M
+119%
Rental Income
+$5.3M
Total Position
$9.4M
+403%
8.4%/yr
Year 30
Capital Value
$6.1M
+224%
Rental Income
+$9.4M
Total Position
$15.5M
+727%
7.3%/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
Strong
10.6% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$2154 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1137 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.6% — outperforms most villas in this market
Premium nightly rate of $2154 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

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.
9.5%
$16,072/mo
42% occ.
12.4%
$21,057/mo
52% occ.
15.4%
$26,043/mo
current
62% occ.
18.3%
$31,028/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.