T2 flat in Rua João Dias Mendes, 16, Aljezur
T2 flat in Rua João Dias Mendes, 16, Aljezur — image 2T2 flat in Rua João Dias Mendes, 16, Aljezur — image 3T2 flat in Rua João Dias Mendes, 16, Aljezur — image 4T2 flat in Rua João Dias Mendes, 16, Aljezur — image 5
Grade Bapartmentbudget

T2 flat in Rua João Dias Mendes, 16, Aljezur

Aljezur · Western Algarve ·

€364,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.6 months ago and is currently at 30% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.79, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €28,806/yr
Average Daily Rate: €146
Payback Period: 29.2 years
5-yr Capital Value: €421,976
10-yr Capital Value: €489,186
Brixfox Score: 59.7 / 100
Comparable Properties: 18
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€492,922

+35.4% over asking

Asking price€364,000
IMT — Property transfer tax (investment schedule)€16,950
IS — Stamp duty (0.8%)€2,912
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,460
Total acquisition costs€26,572
Renovation (est. €900/m² × 95 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€85,500
(€66,500–€104,500)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€492,922

Gross yield (asking price)

7.9%

True gross yield (all-in)

5.8%

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: 95 m²
Style: dated
Condition: needs-renovation
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed-wooden-beam-ceiling

Score Breakdown

ROI
12.97
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.9
Rental Demand
5.39
Payback Speed
2
STR Suitability
4

Description

Apartamento T2 – Meio (Middle Floor, Level 1) The Old Mill Apartments – Aljezur Old Town We will update along the progress of the construction. Final price upon completion (discounts available for early reservation / pre-contract). A beautifully renovated T2 middle-floor apartment (95 m²) offering the ideal balance

Location

📍 37.3177°N, 8.8033°W

· Aljezur, Algarve, Portugal

Listed by Aljezur.Life via Idealista.pt
2-bedroom freehold villa in Aljezur — photo 1 of 5
Idealista.pt
2-bedroom freehold villa in Aljezur — photo 2 of 5
2-bedroom freehold villa in Aljezur — photo 3 of 5
2-bedroom freehold villa in Aljezur — photo 4 of 5
2-bedroom freehold villa in Aljezur — photo 5 of 5

T2 flat in Rua João Dias Mendes, 16, Aljezur

Aljezur · Western Algarve · Ref BF-2464 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$395,652
Inquire — direct to agent
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
95 m²
Gross yield
8.3%
Est. ADR
$202/night
Occupancy
54%
Brixfox Score 60 · BFinancial analysis ↓

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Property details

Energy: In process
Condition: needs-renovation

Description

Apartamento T2 – Meio (Middle Floor, Level 1) The Old Mill Apartments – Aljezur Old Town We will update along the progress of the construction. Final price upon completion (discounts available for early reservation / pre-contract). A beautifully renovated T2 middle-floor apartment (95 m²) offering the ideal balance

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by the AirDNA-measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against AirDNA reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +45% · Low Jan -30%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 7.3% of price, auto-calculated
$28,883
IMT (transfer tax, investment schedule)$18,424
Imposto de Selo (stamp duty)$3,165
Notary & registration$1,359
Legal fees$5,935
Renovation budget· Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.
€
Furniture & STR launch· default ≈ $9,158/bedroom
€
All-in investment
$535,785
+35.4% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%4% · Aljezur 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Aljezur

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.4% net yield on all-in cost
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$186 per night
Visual Appeal
Weak
2/10 visual appeal
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Sensitivity analysis requires Pro
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.

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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
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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.