T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água
T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 2T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 3T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 4T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€259,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €27,179/yr
Average Daily Rate: €167
Payback Period: 11.8 years
5-yr Capital Value: €340,322
10-yr Capital Value: €414,054
Brixfox Score: 69 / 100
Comparable Properties: 97
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€298,354

+15.2% over asking

Asking price€259,000
IMT — Property transfer tax (investment schedule)€9,127
IS — Stamp duty (0.8%)€2,072
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,885
Total acquisition costs€16,334
Renovation (est. €55/m² × 64 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,520
(€1,920–€5,120)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€298,354

Gross yield (asking price)

10.5%

True gross yield (all-in)

9.1%

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: 1
Bathrooms: 1
Building: 64 m²
Style: contemporary
Condition: good
Year Built: 1995
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large abstract portrait artworkmodern wall sconces

Score Breakdown

ROI
20.86
Visual Appeal
10.2
Ownership Security
13
Location
10.2
Land & Space
3.28
Rental Demand
4.46
Payback Speed
4
STR Suitability
3

Description

Located in the charming city of Albufeira in the quiet neighborhood of Santa Eulalia, one of the most strategic due to its proximity to the beach, reachable in a few minutes on foot, which offers all the necessary services (bars, restaurants, pharmacy, supermarkets). This apartment is an opportunity for those who want

Location

📍 37.0872°N, 8.2639°W

· Albufeira, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
64 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+12.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$64K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$1,681/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.0 yr
Rental only

Property details

Year built: 1995
Energy: E
Condition: good

Description

Located in the charming city of Albufeira in the quiet neighborhood of Santa Eulalia, one of the most strategic due to its proximity to the beach, reachable in a few minutes on foot, which offers all the necessary services (bars, restaurants, pharmacy, supermarkets). This apartment is an opportunity for those who want

Income Breakdown

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Nightly Rate (ADR)
$244/night
50% ($112)Brixfox estimate($244/night)200% ($449)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$20,176
Airbnb data$244/night · 45% occupancy
Rental income
$244/night · 45% occ.
$39,748
Running costs (20%)
Utilities, cleaning, maintenance
-$7,950
Income tax (10%)
Indonesian rental income tax
-$11,129
Property tax
Annual property tax
-$493
Net income
7.2% ROI
$20,176

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$281,522
IMT (transfer tax, investment schedule)$9,921
Imposto de Selo (stamp duty)$2,252
Notary & registration$1,359
Legal / due diligence$4,223
Total acquisition costs$17,754
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,826
($2,087–$5,565)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$324,298

Gross yield (asking)

14.1%

True gross yield (all-in)

12.3%

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.

$2.0M$1.5M$991K$495K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $259K
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 12: 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
$315K
+22%
Rental Income
+$99K
Total Position
$414K
+60%
9.8%/yr
Year 10
Capital Value
$383K
+48%
Rental Income
+$213K
Total Position
$596K
+130%
8.7%/yr
Year 20
Capital Value
$568K
+119%
Rental Income
+$499K
Total Position
$1.1M
+312%
7.3%/yr
Year 30
Capital Value
$840K
+224%
Rental Income
+$883K
Total Position
$1.7M
+565%
6.5%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.2% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$225 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $225 — 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 45% — 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.
6.5%
$1,519/mo
40% occ.
8.7%
$2,038/mo
45% occ.
9.7%
$2,278/mo
current
55% occ.
11.9%
$2,797/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.