T3 flat in Rua da Boca da Alagoa, 8, Salgados, Guia
T3 flat in Rua da Boca da Alagoa, 8, Salgados, Guia — image 2T3 flat in Rua da Boca da Alagoa, 8, Salgados, Guia — image 3T3 flat in Rua da Boca da Alagoa, 8, Salgados, Guia — image 4T3 flat in Rua da Boca da Alagoa, 8, Salgados, Guia — image 5
Grade B+apartmentluxury

T3 flat in Rua da Boca da Alagoa, 8, Salgados, Guia

Albufeira · Central Algarve ·

€845,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €67,851/yr
Average Daily Rate: €479
Payback Period: 15.5 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 67.8 / 100
Comparable Properties: 8
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€967,685

+14.5% over asking

Asking price€845,000
IMT — Property transfer tax (investment schedule)€50,700
IS — Stamp duty (0.8%)€6,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,675
Total acquisition costs€71,385
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€967,685

Gross yield (asking price)

8.0%

True gross yield (all-in)

7.0%

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: 2
Building: 179 m²
Style: contemporary
Condition: excellent
Year Built: 2008
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large resort complexmultiple swimming poolslandscaped gardensproximity to beach/coastlinemodern architectural design

Score Breakdown

ROI
17.7
Visual Appeal
13.2
Ownership Security
13
Location
8.4
Land & Space
5.58
Rental Demand
3.88
Payback Speed
3
STR Suitability
3

Description

Identificação do imóvel: ZMPT580617 Live the Herdade dos Salgados Experience. Imagine waking up to the sea breeze, surrounded by tropical gardens and just steps away from golden beaches. This luxurious 3-bedroom apartment in Herdade dos Salgados has been designed with every detail in mind to offer well-being, exclus

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

View on ZOME Coimbra →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T3 flat in Rua da Boca da Alagoa, 8, Salgados, Guia

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
179 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$208K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$4,127/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.5 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: excellent

Description

Identificação do imóvel: ZMPT580617 Live the Herdade dos Salgados Experience. Imagine waking up to the sea breeze, surrounded by tropical gardens and just steps away from golden beaches. This luxurious 3-bedroom apartment in Herdade dos Salgados has been designed with every detail in mind to offer well-being, exclus

Income Breakdown

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Nightly Rate (ADR)
$694/night
50% ($319)Brixfox estimate($694/night)200% ($1276)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$49,524
Airbnb data$694/night · 39% occupancy
Rental income
$694/night · 39% occ.
$98,330
Running costs (20%)
Utilities, cleaning, maintenance
-$19,666
Income tax (10%)
Indonesian rental income tax
-$27,533
Property tax
Annual property tax
-$1,607
Net income
5.4% ROI
$49,524

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$918,478
IMT (transfer tax, investment schedule)$55,109
Imposto de Selo (stamp duty)$7,348
Notary & registration$1,359
Legal / due diligence$13,777
Total acquisition costs$77,592
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,051,832

Gross yield (asking)

10.7%

True gross yield (all-in)

9.3%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $845K
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
$1.0M
+22%
Rental Income
+$242K
Total Position
$1.3M
+50%
8.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$522K
Total Position
$1.8M
+110%
7.7%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.2M
Total Position
$3.1M
+264%
6.7%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$2.2M
Total Position
$4.9M
+481%
6.0%/yr

Location

Albufeira

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$638 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $638 — positioned in the top tier
Stunning visuals with 8/10 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 39% — 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.
5.6%
$4,296/mo
40% occ.
7.5%
$5,773/mo
39% occ.
7.3%
$5,601/mo
current
49% occ.
9.2%
$7,078/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.