T2 flat in Rua do Lago, Forte São João, Albufeira, Albufeira e Olhos de Água
T2 flat in Rua do Lago, Forte São João, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Rua do Lago, Forte São João, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Rua do Lago, Forte São João, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Rua do Lago, Forte São João, Albufeira, Albufeira e Olhos de Água — image 5
Grade Aapartmentmid-range

T2 flat in Rua do Lago, Forte São João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€375,000

Asking Price (EUR)

9.3%

True Net Yield (Owner, all-in)

6.5%

True Net Yield (Managed, all-in)

11.2%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €49,111/yr
Average Daily Rate: €306
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 14.1 years
5-yr Capital Value: €434,728
10-yr Capital Value: €503,969
Brixfox Score: 76.2 / 100
Comparable Properties: 95
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€437,205

+16.6% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €55/m² × 130 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,150
(€3,900–€10,400)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€437,205

Gross yield (asking price)

13.1%

True gross yield (all-in)

11.2%

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: 130 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

yellow and white facademultiple balconiespalm tree

Score Breakdown

ROI
23.16
Visual Appeal
11.8
Ownership Security
13
Location
10.2
Land & Space
4.6
Rental Demand
4.4
Payback Speed
5
STR Suitability
4

Description

Welcome to a haven of exclusivity in the heart of Albufeira. T1+1 apartment in Albufeira, a few minutes' walk from Forte de São João beach. It is a ground floor apartment with a private garage box with an internal storage room in the basement of a building with a swimming pool and garden. It has a Contemporary Desig

Location

📍 37.0887°N, 8.2358°W

· Albufeira, Algarve, Portugal

View on PERA Premium Properties →Also on Idealista.pt
T2 flat in Rua do Lago, Forte São João, Albufeira, Albufeira e Olhos de Água
Idealista.pt
Source verified

T2 flat in Rua do Lago, Forte São João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-7347
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
130 m²
True net yield
7.1%
≈ $4,502/mo net after costs & tax
Brixfox Score 76 · A

Property details

Year built: 2003
Energy: D
Condition: good

Description

Welcome to a haven of exclusivity in the heart of Albufeira. T1+1 apartment in Albufeira, a few minutes' walk from Forte de São João beach. It is a ground floor apartment with a private garage box with an internal storage room in the basement of a building with a swimming pool and garden. It has a Contemporary Desig

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$440/night
50% ($202)Brixfox estimate($440/night)200% ($809)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$34,016
Airbnb data$440/night · 44% occupancy
Rental income
$440/night · 44% occ.
$65,416
Running costs (20%)
Utilities, cleaning, maintenance
-$13,083
Income tax (10%)
Indonesian rental income tax
-$18,317
Property tax
Annual property tax
-$0
Net income
8.3% ROI
$34,016

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

7.1%

on all-in cost of $457,324

Scenario
Pre-tax
After-tax
Owner-managed
11.8%
10.6%
Fully-managed
8.3%
7.1%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

14.3%

Annual Revenue

$65,416

Income Tax / yr

$5,724

Payback

14 yrs

True All-In Cost
Asking price$407,609
IMT — transfer tax (non-resident 7.5%)$30,571
Stamp duty (0.8%)$3,261
Notary + registry$2,174
Legal$5,014
Furnishing + STR launch$8,696
All-in cost$457,324

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$3.1M$2.3M$1.6M$778K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 11: 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
$456K
+22%
Rental Income
+$166K
Total Position
$622K
+66%
10.7%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$359K
Total Position
$914K
+144%
9.3%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$841K
Total Position
$1.7M
+343%
7.7%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.5M
Total Position
$2.7M
+621%
6.8%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$404 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $404 — 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 44% — 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.
8.3%
$2,807/mo
40% occ.
11.0%
$3,743/mo
44% occ.
12.1%
$4,121/mo
current
54% occ.
14.9%
$5,057/mo

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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.

Asking price · Freehold
$407,609
7.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.