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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
Grade Avillaluxury

Detached house in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.8M

Asking Price (EUR)

9.7%

True Net Yield (Owner, all-in)

7.1%

True Net Yield (Managed, all-in)

11.5%

True Gross Yield

44%

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: €238,725/yr
Average Daily Rate: €1482
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 12.9 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.4M
Brixfox Score: 81.7 / 100
Comparable Properties: 5
Data Confidence: 62%
Search Radius: 6 km

True Investment Cost

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

€2.1M

+16.4% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€134,250
IS — Stamp duty (0.8%)€14,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,850
Total acquisition costs€176,670
Renovation (est. €55/m² × 413 m²)
Light touch-ups — paint, fixtures, deep clean.		€22,715
(€12,390–€33,040)
Furnishing & STR launch (8bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€95,050
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

13.3%

True gross yield (all-in)

11.5%

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: 8
Bathrooms: 7
Building: 413 m²
Style: contemporary
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

spiral staircase with glass railingintegrated bar areadouble-height living spacedecorative wall niches

Score Breakdown

ROI
24.46
Visual Appeal
14.6
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
4.41
Payback Speed
5
STR Suitability
4

Description

Imagine a house that combines history, elegance and modern comfort a villa originally designed to host an embassy and that today can be your prestigious refuge in the Algarve. Full of charm and with unique details, this 80s property has been modernized without losing its distinctive and sophisticated character. Upon e

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View this property on StepIn Real Estate →Listed via Idealista.pt
8-bedroom freehold villa in Albufeira — photo 1 of 5
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Detached house in Praia da Oura - Areias de S. João, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7936 Source verified · StepIn Real Estate · listed 2 Jun 2026
Asking price · Freehold
$1,945,652
View original listing
Ownership
Freehold
Bedrooms
8
Bathrooms
7
Built area
413 m²
True net yield
7.7%
≈ $21,945/mo net after costs & tax
5-yr total return (net + appreciation)
13.2% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 82 · 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

Energy: D
Condition: good

Description

Imagine a house that combines history, elegance and modern comfort a villa originally designed to host an embassy and that today can be your prestigious refuge in the Algarve. Full of charm and with unique details, this 80s property has been modernized without losing its distinctive and sophisticated character. Upon e

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)
$2,085/night
50% ($959)Brixfox estimate($2,085/night)200% ($3837)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Indicative
Yearly income
$161,695
Likely range $97,016 – $226,373
Airbnb data$2,085/night · 44% occupancy
Rental income
$2,085/night · 44% occ.
$310,951
Running costs (20%)
Utilities, cleaning, maintenance
-$62,190
Income tax (10%)
Indonesian rental income tax
-$87,066
Property tax
Annual property tax
-$0
Net income
8.3% ROI
$161,695

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.3%
11.0%
Fully-managed
9.0%
7.7%
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

14.5%

Annual Revenue

$310,951

Income Tax / yr

$27,209

Payback

13 yrs

True All-In Cost
Asking price$1,945,652
IMT — transfer tax (non-resident 7.5%)$145,924
Stamp duty (0.8%)$15,565
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,149,859

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$14.8M$11.1M$7.4M$3.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$790K
Total Position
$3.0M
+66%
10.6%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$1.7M
Total Position
$4.4M
+143%
9.3%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$4.0M
Total Position
$7.9M
+342%
7.7%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$7.1M
Total Position
$12.9M
+620%
6.8%/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
8.3% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$1918 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

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $1918 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.2%
$13,320/mo
40% occ.
11.0%
$17,760/mo
44% occ.
12.1%
$19,589/mo
current
54% occ.
14.8%
$24,029/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.