T3 flat in Rua do Forte, Forte São João, Albufeira, Albufeira e Olhos de Água
T3 flat in Rua do Forte, Forte São João, Albufeira, Albufeira e Olhos de Água — image 2T3 flat in Rua do Forte, Forte São João, Albufeira, Albufeira e Olhos de Água — image 3T3 flat in Rua do Forte, Forte São João, Albufeira, Albufeira e Olhos de Água — image 4T3 flat in Rua do Forte, Forte São João, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T3 flat in Rua do Forte, Forte São João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€950,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

6.9%

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: €73,485/yr
Average Daily Rate: €469
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 24.0 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 68.7 / 100
Comparable Properties: 55
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.

€1.1M

+11.9% over asking

Asking price€950,000
IMT — Property transfer tax (investment schedule)€57,000
IS — Stamp duty (0.8%)€7,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,250
Total acquisition costs€80,100
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

7.7%

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: 3
Bathrooms: 2
Building: 156 m²
Style: modern
Condition: new-build
Year Built: 2023
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vertical wooden slat accentsglass balconiesmulti-level architecture

Score Breakdown

ROI
15.48
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
5.12
Rental Demand
4.29
Payback Speed
3
STR Suitability
4

Description

Located in the heart of Albufeira, this stunning top-floor apartment offers the perfect blend of modern comfort, elegant design and breathtaking sea views. Filled with natural light, the spacious interiors feel bright and welcoming, enhanced by high-quality finishes throughout that reflect a contemporary lifestyle.   W

Location

📍 37.0852°N, 8.2334°W

· Albufeira, Algarve, Portugal

View on OliveHomes.com →Also on Idealista.pt
T3 flat in Rua do Forte, Forte São João, Albufeira, Albufeira e Olhos de Água
Idealista.pt
Source verified

T3 flat in Rua do Forte, Forte São João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-7558
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
156 m²
True net yield
4.2%
≈ $6,594/mo net after costs & tax
Brixfox Score 69 · B+

Property details

Year built: 2023
Energy: A
Condition: new-build

Description

Located in the heart of Albufeira, this stunning top-floor apartment offers the perfect blend of modern comfort, elegant design and breathtaking sea views. Filled with natural light, the spacious interiors feel bright and welcoming, enhanced by high-quality finishes throughout that reflect a contemporary lifestyle.   W

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)
$675/night
50% ($311)Brixfox estimate($675/night)200% ($1243)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$50,900
Airbnb data$675/night · 43% occupancy
Rental income
$675/night · 43% occ.
$97,884
Running costs (20%)
Utilities, cleaning, maintenance
-$19,577
Income tax (10%)
Indonesian rental income tax
-$27,407
Property tax
Annual property tax
-$0
Net income
4.9% ROI
$50,900

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

4.2%

on all-in cost of $1,141,886

Scenario
Pre-tax
After-tax
Owner-managed
6.9%
6.2%
Fully-managed
4.9%
4.2%
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

8.6%

Annual Revenue

$97,884

Income Tax / yr

$8,565

Payback

24 yrs

True All-In Cost
Asking price$1,032,609
IMT — transfer tax (non-resident 7.5%)$77,446
Stamp duty (0.8%)$8,261
Notary + registry$2,174
Legal$12,701
Furnishing + STR launch$8,696
All-in cost$1,141,886

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$6.1M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $950K
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 17: 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
$1.2M
+22%
Rental Income
+$249K
Total Position
$1.4M
+48%
8.1%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$537K
Total Position
$1.9M
+105%
7.4%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.3M
Total Position
$3.3M
+252%
6.5%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$2.2M
Total Position
$5.3M
+459%
5.9%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.9% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$621 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 $621 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.9% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.0%
$4,313/mo
40% occ.
6.7%
$5,751/mo
43% occ.
7.2%
$6,167/mo
current
53% occ.
8.8%
$7,604/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
$1,032,609
4.2%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.