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Detached house in Praia da Falésia, Albufeira e Olhos de Água
Detached house in Praia da Falésia, Albufeira e Olhos de Água — image 2Detached house in Praia da Falésia, Albufeira e Olhos de Água — image 3Detached house in Praia da Falésia, Albufeira e Olhos de Água — image 4Detached house in Praia da Falésia, Albufeira e Olhos de Água — image 5
Grade C+villabudget

Detached house in Praia da Falésia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€470,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

49%

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: €25,930/yr
Average Daily Rate: €144
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 62.8 years
5-yr Capital Value: €544,859
10-yr Capital Value: €631,641
Brixfox Score: 51 / 100
Comparable Properties: 39
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€532,720

+13.3% over asking

Asking price€470,000
IMT — Property transfer tax (investment schedule)€25,430
IS — Stamp duty (0.8%)€3,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,050
Total acquisition costs€37,490
Renovation (est. €55/m² × 116 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,380
(€3,480–€9,280)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€532,720

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.9%

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: 2
Building: 116 m²
Style: dated
Condition: good
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
6.36
Visual Appeal
8.2
Ownership Security
13
Location
10.2
Land & Space
4.32
Rental Demand
4.93
Payback Speed
0
STR Suitability
4

Description

T2 House in Praia da Falésia | 200m from the beach | 116m2 | Two terraces with porches Discover this charming townhouse located just 200 meters from the stunning Praia da Falésia. Situated in a quiet area and surrounded by abundant green areas, this property offers a serene and relaxing environment, ideal for those se

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on HABITOWN MEDIAÇÃO IMOBILIÁRIA →Listed via Idealista.pt
2-bedroom freehold villa in Albufeira — photo 1 of 5
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2-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Praia da Falésia, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7918 Source verified · HABITOWN MEDIAÇÃO IMOBILIÁRIA · listed 2 Jun 2026
Asking price · Freehold
$510,870
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
116 m²
True net yield
1.6%
≈ $1,774/mo net after costs & tax
5-yr total return (net + appreciation)
8.4% / yr avg
Payback in ~63 yrs from rent
Brixfox Score 51 · C+

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

Energy: Not indicated
Condition: good

Description

T2 House in Praia da Falésia | 200m from the beach | 116m2 | Two terraces with porches Discover this charming townhouse located just 200 meters from the stunning Praia da Falésia. Situated in a quiet area and surrounded by abundant green areas, this property offers a serene and relaxing environment, ideal for those se

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)
$203/night
50% ($93)Brixfox estimate($203/night)200% ($373)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Indicative
Yearly income
$17,562
Likely range $10,537 – $24,587
Airbnb data$203/night · 49% occupancy
Rental income
$203/night · 49% occ.
$33,773
Running costs (20%)
Utilities, cleaning, maintenance
-$6,755
Income tax (10%)
Indonesian rental income tax
-$9,456
Property tax
Annual property tax
-$0
Net income
3.4% ROI
$17,562

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.6%
3.1%
Fully-managed
2.1%
1.6%
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

5.7%

Annual Revenue

$33,773

Income Tax / yr

$2,955

Payback

63 yrs

True All-In Cost
Asking price$510,870
IMT — transfer tax (non-resident 7.5%)$38,315
Stamp duty (0.8%)$4,087
Notary + registry$2,174
Legal$6,284
Furnishing + STR launch$27,174
All-in cost$588,903

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$2.6M$2.0M$1.3M$659K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $470K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$572K
+22%
Rental Income
+$86K
Total Position
$658K
+40%
6.9%/yr
Year 10
Capital Value
$696K
+48%
Rental Income
+$185K
Total Position
$881K
+87%
6.5%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$434K
Total Position
$1.5M
+211%
5.8%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$769K
Total Position
$2.3M
+388%
5.4%/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
3.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$186 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.4% 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

30% occ.
3.0%
$1,293/mo
40% occ.
4.1%
$1,725/mo
49% occ.
5.0%
$2,128/mo
current
59% occ.
6.0%
$2,559/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.