T2 flat in Rua do Sol, Nn, Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água
T2 flat in Rua do Sol, Nn, Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Rua do Sol, Nn, Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Rua do Sol, Nn, Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Rua do Sol, Nn, Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T2 flat in Rua do Sol, Nn, Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€339,500

Asking Price (EUR)

8.6%

True Net Yield (Owner, all-in)

6.0%

True Net Yield (Managed, all-in)

10.5%

True Gross Yield

43%

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: €41,387/yr
Average Daily Rate: €266
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 15.7 years
5-yr Capital Value: €393,574
10-yr Capital Value: €456,260
Brixfox Score: 73.5 / 100
Comparable Properties: 94
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.

€394,174

+16.1% over asking

Asking price€339,500
IMT — Property transfer tax (investment schedule)€14,990
IS — Stamp duty (0.8%)€2,716
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,093
Total acquisition costs€24,049
Renovation (est. €55/m² × 105 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,775
(€3,150–€8,400)
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)€394,174

Gross yield (asking price)

12.2%

True gross yield (all-in)

10.5%

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: 105 m²
Style: portuguese-traditional
Condition: good
Year Built: 1989
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

sea-viewtraditional-tiled-roofs

Score Breakdown

ROI
21.76
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
4.1
Rental Demand
4.26
Payback Speed
4
STR Suitability
4

Description

Located in a central area of Albufeira, this 2-bedroom apartment stands out for its excellent functionality, abundant natural light, and the way the space has been designed to offer greater comfort and practicality in everyday life. This property benefits from several improvements carried out over time, namely reinfor

Location

📍 37.0939°N, 8.2307°W

· Albufeira, Algarve, Portugal

View on Real One - Real Estate & Property Management →Also on Idealista.pt
T2 flat in Rua do Sol, Nn, Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água
Idealista.pt
Source verified

T2 flat in Rua do Sol, Nn, Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-7500
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
105 m²
True net yield
6.4%
≈ $3,745/mo net after costs & tax
Brixfox Score 74 · B+

Property details

Year built: 1989
Energy: D
Condition: good

Description

Located in a central area of Albufeira, this 2-bedroom apartment stands out for its excellent functionality, abundant natural light, and the way the space has been designed to offer greater comfort and practicality in everyday life. This property benefits from several improvements carried out over time, namely reinfor

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$383/night
50% ($176)Brixfox estimate($383/night)200% ($705)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$28,667
Airbnb data$383/night · 43% occupancy
Rental income
$383/night · 43% occ.
$55,128
Running costs (20%)
Utilities, cleaning, maintenance
-$11,026
Income tax (10%)
Indonesian rental income tax
-$15,436
Property tax
Annual property tax
-$0
Net income
7.8% ROI
$28,667

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

6.4%

on all-in cost of $415,060

Scenario
Pre-tax
After-tax
Owner-managed
10.8%
9.7%
Fully-managed
7.5%
6.4%
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

13.3%

Annual Revenue

$55,128

Income Tax / yr

$4,824

Payback

16 yrs

True All-In Cost
Asking price$369,022
IMT — transfer tax (non-resident 7.5%)$27,677
Stamp duty (0.8%)$2,952
Notary + registry$2,174
Legal$4,539
Furnishing + STR launch$8,696
All-in cost$415,060

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$2.7M$2.0M$1.4M$677K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $340K
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 12: 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
$413K
+22%
Rental Income
+$140K
Total Position
$553K
+63%
10.3%/yr
Year 10
Capital Value
$503K
+48%
Rental Income
+$302K
Total Position
$805K
+137%
9.0%/yr
Year 20
Capital Value
$744K
+119%
Rental Income
+$709K
Total Position
$1.5M
+328%
7.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.3M
Total Position
$2.4M
+594%
6.7%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.8% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$353 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $353 — 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 43% — 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.
8.0%
$2,448/mo
40% occ.
10.6%
$3,264/mo
43% occ.
11.3%
$3,473/mo
current
53% occ.
13.9%
$4,289/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
$369,022
6.4%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.