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)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €27,158/yr
Average Daily Rate: €138
Payback Period: 16.6 years
5-yr Capital Value: €478,291
10-yr Capital Value: €581,914
Brixfox Score: 62.8 / 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)

7.5%

True gross yield (all-in)

5.5%

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: 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
17.07
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.9
Rental Demand
5.39
Payback Speed
2
STR Suitability
3

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

View on Idealista.pt
Idealista.pt
Aljezur / Western Algarve

T2 flat in Rua João Dias Mendes, 16, Aljezur

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

Grade B investment — short-term rental yields 5.0% 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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$79K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$1,662/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
19.8 yr
Rental only

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

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$202/night
50% ($93)Brixfox estimate($202/night)200% ($371)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$19,944
Airbnb data$202/night · 54% occupancy
Rental income
$202/night · 54% occ.
$39,686
Running costs (20%)
Utilities, cleaning, maintenance
-$7,937
Income tax (10%)
Indonesian rental income tax
-$11,112
Property tax
Annual property tax
-$692
Net income
5.0% ROI
$19,944

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$395,652
IMT (transfer tax, investment schedule)$18,424
Imposto de Selo (stamp duty)$3,165
Notary & registration$1,359
Legal / due diligence$5,935
Total acquisition costs$28,883
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$92,935
($72,283–$113,587)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$535,785

Gross yield (asking)

10.0%

True gross yield (all-in)

7.4%

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 Aljezur.

$2.4M$1.8M$1.2M$590K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $364K
Capital appreciation
Property value growing at +4%/yr based on Aljezur 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 16: 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
$443K
+22%
Rental Income
+$97K
Total Position
$540K
+48%
8.2%/yr
Year 10
Capital Value
$539K
+48%
Rental Income
+$210K
Total Position
$749K
+106%
7.5%/yr
Year 20
Capital Value
$798K
+119%
Rental Income
+$493K
Total Position
$1.3M
+255%
6.5%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$873K
Total Position
$2.1M
+464%
5.9%/yr

Location

Aljezur

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
Good
5.0% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$186 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
4.2%
$1,398/mo
44% occ.
5.5%
$1,828/mo
54% occ.
6.8%
$2,257/mo
current
64% occ.
8.1%
$2,687/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.