T2 flat in Estrada de Albufeira, Balaia, Olhos de Água, Albufeira e Olhos de Água
T2 flat in Estrada de Albufeira, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 2T2 flat in Estrada de Albufeira, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 3T2 flat in Estrada de Albufeira, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 4T2 flat in Estrada de Albufeira, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T2 flat in Estrada de Albufeira, Balaia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€372,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

38%

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: €29,946/yr
Average Daily Rate: €217
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 26.6 years
5-yr Capital Value: €431,250
10-yr Capital Value: €499,937
Brixfox Score: 62.8 / 100
Comparable Properties: 57
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€431,971

+16.1% over asking

Asking price€372,000
IMT — Property transfer tax (investment schedule)€17,590
IS — Stamp duty (0.8%)€2,976
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,580
Total acquisition costs€27,396
Renovation (est. €55/m² × 95 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,225
(€2,850–€7,600)
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)€431,971

Gross yield (asking price)

8.1%

True gross yield (all-in)

6.9%

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: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pool bridgemultiple buildings around pool

Score Breakdown

ROI
14.13
Visual Appeal
11.8
Ownership Security
13
Location
10.2
Land & Space
3.9
Rental Demand
3.79
Payback Speed
2
STR Suitability
4

Description

T2 Apartment in Resort with Pool and Tennis Court – 500m from Maria Luísa Beach Discover this excellent T2 apartment located just 500 meters from the beautiful Maria Luísa Beach. Comprising two comfortable bedrooms, a bright living room, a modern bathroom, and a fully renovated kitchen, this property offers all the n

Location

📍 37.0931°N, 8.2004°W

· Albufeira, Algarve, Portugal

View on Chave Nova Albufeira →Also on Idealista.pt
T2 flat in Estrada de Albufeira, Balaia, Olhos de Água, Albufeira e Olhos de Água
Idealista.pt
Source verified

T2 flat in Estrada de Albufeira, Balaia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-7393
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
95 m²
True net yield
3.8%
≈ $2,568/mo net after costs & tax
Brixfox Score 63 · B

Property details

Energy: C
Condition: good

Description

T2 Apartment in Resort with Pool and Tennis Court – 500m from Maria Luísa Beach Discover this excellent T2 apartment located just 500 meters from the beautiful Maria Luísa Beach. Comprising two comfortable bedrooms, a bright living room, a modern bathroom, and a fully renovated kitchen, this property offers all the n

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)
$312/night
50% ($143)Brixfox estimate($312/night)200% ($573)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$20,742
Airbnb data$312/night · 38% occupancy
Rental income
$312/night · 38% occ.
$39,888
Running costs (20%)
Utilities, cleaning, maintenance
-$7,978
Income tax (10%)
Indonesian rental income tax
-$11,169
Property tax
Annual property tax
-$0
Net income
5.1% ROI
$20,742

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

3.8%

on all-in cost of $453,752

Scenario
Pre-tax
After-tax
Owner-managed
6.8%
6.0%
Fully-managed
4.5%
3.8%
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

8.8%

Annual Revenue

$39,888

Income Tax / yr

$3,490

Payback

27 yrs

True All-In Cost
Asking price$404,348
IMT — transfer tax (non-resident 7.5%)$30,326
Stamp duty (0.8%)$3,235
Notary + registry$2,174
Legal$4,974
Furnishing + STR launch$8,696
All-in cost$453,752

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$2.4M$1.8M$1.2M$608K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $372K
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 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
$453K
+22%
Rental Income
+$101K
Total Position
$554K
+49%
8.3%/yr
Year 10
Capital Value
$551K
+48%
Rental Income
+$219K
Total Position
$769K
+107%
7.5%/yr
Year 20
Capital Value
$815K
+119%
Rental Income
+$513K
Total Position
$1.3M
+257%
6.6%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$908K
Total Position
$2.1M
+468%
6.0%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$287 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

Premium nightly rate of $287 — 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 38% — 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.
5.9%
$1,990/mo
40% occ.
7.9%
$2,654/mo
38% occ.
7.5%
$2,513/mo
current
48% occ.
9.4%
$3,176/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
$404,348
3.8%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.