T2 flat in Salema - Vale de Boi, Budens
T2 flat in Salema - Vale de Boi, Budens — image 2T2 flat in Salema - Vale de Boi, Budens — image 3T2 flat in Salema - Vale de Boi, Budens — image 4T2 flat in Salema - Vale de Boi, Budens — image 5
Grade Bapartmentmid-range

T2 flat in Salema - Vale de Boi, Budens

Sagres/Vila do Bispo · Western Algarve ·

€495,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

62%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €33,709/yr
Average Daily Rate: €149
Payback Period: 17.9 years
5-yr Capital Value: €650,423
10-yr Capital Value: €791,339
Brixfox Score: 62.8 / 100
Comparable Properties: 11
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€559,915

+13.1% over asking

Asking price€495,000
IMT — Property transfer tax (investment schedule)€27,430
IS — Stamp duty (0.8%)€3,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,425
Total acquisition costs€40,065
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€559,915

Gross yield (asking price)

6.8%

True gross yield (all-in)

6.0%

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: 2
Bathrooms: 1
Building: 89 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2005
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

oceanfront balconytraditional Portuguese architecture in view

Score Breakdown

ROI
16.38
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.78
Rental Demand
6.2
Payback Speed
2
STR Suitability
3

Description

This beautiful 2 bedroom apartment has stunning sea views, and is located less than 100m from the superb beach of Salema. Set in a small condominium, it has access to a swimming pool, and an unbeatable location within the village. The open-plan living and dining area is designed for relaxation, with doors opening o

Location

📍 37.0652°N, 8.8248°W

· Sagres/Vila do Bispo, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Sagres/Vila do Bispo / Western Algarve

T2 flat in Salema - Vale de Boi, Budens

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

Grade B investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$122K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$2,086/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.5 yr
Rental only

Property details

Year built: 2005
Energy: D
Condition: excellent

Description

This beautiful 2 bedroom apartment has stunning sea views, and is located less than 100m from the superb beach of Salema. Set in a small condominium, it has access to a swimming pool, and an unbeatable location within the village. The open-plan living and dining area is designed for relaxation, with doors opening o

Income Breakdown

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Nightly Rate (ADR)
$221/night
50% ($102)Brixfox estimate($221/night)200% ($406)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$25,034
Airbnb data$221/night · 62% occupancy
Rental income
$221/night · 62% occ.
$49,952
Running costs (20%)
Utilities, cleaning, maintenance
-$9,990
Income tax (10%)
Indonesian rental income tax
-$13,987
Property tax
Annual property tax
-$942
Net income
4.7% ROI
$25,034

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$538,043
IMT (transfer tax, investment schedule)$29,815
Imposto de Selo (stamp duty)$4,304
Notary & registration$1,359
Legal / due diligence$8,071
Total acquisition costs$43,549
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$608,603

Gross yield (asking)

9.3%

True gross yield (all-in)

8.2%

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 Sagres/Vila do Bispo.

$3.1M$2.3M$1.6M$777K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $495K
Capital appreciation
Property value growing at +4%/yr based on Sagres/Vila do Bispo 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 17: 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
$602K
+22%
Rental Income
+$122K
Total Position
$725K
+46%
7.9%/yr
Year 10
Capital Value
$733K
+48%
Rental Income
+$264K
Total Position
$997K
+101%
7.3%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$619K
Total Position
$1.7M
+244%
6.4%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.1M
Total Position
$2.7M
+446%
5.8%/yr

Location

Sagres/Vila do Bispo

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$203 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $203 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% 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

42% occ.
4.2%
$1,895/mo
52% occ.
5.3%
$2,365/mo
62% occ.
6.3%
$2,835/mo
current
72% occ.
7.4%
$3,306/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.