T0 (studio) in Forte São João, Albufeira, Albufeira e Olhos de Água
T0 (studio) in Forte São João, Albufeira, Albufeira e Olhos de Água — image 2T0 (studio) in Forte São João, Albufeira, Albufeira e Olhos de Água — image 3T0 (studio) in Forte São João, Albufeira, Albufeira e Olhos de Água — image 4T0 (studio) in Forte São João, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T0 (studio) in Forte São João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€185,000

Asking Price (EUR)

18.3%

True Net Yield (Owner, all-in)

13.0%

True Net Yield (Managed, all-in)

21.7%

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: €47,685/yr
Average Daily Rate: €295
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 7.1 years
5-yr Capital Value: €214,466
10-yr Capital Value: €248,625
Brixfox Score: 73.8 / 100
Comparable Properties: 97
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.

€220,183

+19.0% over asking

Asking price€185,000
IMT — Property transfer tax (investment schedule)€4,048
IS — Stamp duty (0.8%)€1,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,775
Total acquisition costs€9,553
Renovation (est. €55/m² × 66 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,630
(€1,980–€5,280)
Furnishing & STR launch (0bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€220,183

Gross yield (asking price)

25.8%

True gross yield (all-in)

21.7%

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.

Bathrooms: 1
Building: 66 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

direct pool accesstraditional wall art

Score Breakdown

ROI
25
Visual Appeal
8.8
Ownership Security
13
Location
10.2
Land & Space
3.32
Rental Demand
4.44
Payback Speed
5
STR Suitability
4

Description

Studio apartment with a large balcony and direct access to the pool, 250m from Albufeira beach, located in a tourist development with permission for full-time occupancy. We present this charming studio apartment located in one of the most sought-after areas of Albufeira, just 250 meters from the beach. With a usable a

Location

📍 37.0886°N, 8.2369°W

· Albufeira, Algarve, Portugal

View on VAP Real Estate →Also on Idealista.pt
T0 (studio) in Forte São João, Albufeira, Albufeira e Olhos de Água
Idealista.pt
Source verified

T0 (studio) in Forte São João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-7592
Ownership
Freehold
Bathrooms
1
Built area
66 m²
True net yield
14.1%
≈ $4,480/mo net after costs & tax
Brixfox Score 74 · B+

Property details

Year built: 2007
Energy: D
Condition: good

Description

Studio apartment with a large balcony and direct access to the pool, 250m from Albufeira beach, located in a tourist development with permission for full-time occupancy. We present this charming studio apartment located in one of the most sought-after areas of Albufeira, just 250 meters from the beach. With a usable a

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)
$424/night
50% ($195)Brixfox estimate($424/night)200% ($780)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$33,029
Airbnb data$424/night · 44% occupancy
Rental income
$424/night · 44% occ.
$63,517
Running costs (20%)
Utilities, cleaning, maintenance
-$12,703
Income tax (10%)
Indonesian rental income tax
-$17,785
Property tax
Annual property tax
-$0
Net income
16.4% ROI
$33,029

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

Exact location

Net Yield · Fully-Managed · After Tax

14.1%

on all-in cost of $232,658

Scenario
Pre-tax
After-tax
Owner-managed
23.1%
20.7%
Fully-managed
16.4%
14.1%
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

27.3%

Annual Revenue

$63,517

Income Tax / yr

$5,558

Payback

7 yrs

True All-In Cost
Asking price$201,087
IMT — transfer tax (non-resident 7.5%)$15,082
Stamp duty (0.8%)$1,609
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$232,658

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$2.4M$1.8M$1.2M$588K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $185K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$225K
+22%
Rental Income
+$161K
Total Position
$386K
+109%
15.9%/yr
Year 10
Capital Value
$274K
+48%
Rental Income
+$348K
Total Position
$622K
+236%
12.9%/yr
Year 20
Capital Value
$405K
+119%
Rental Income
+$817K
Total Position
$1.2M
+560%
9.9%/yr
Year 30
Capital Value
$600K
+224%
Rental Income
+$1.4M
Total Position
$2.0M
+1006%
8.3%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
16.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$390 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 16.4% — outperforms most villas in this market
Premium nightly rate of $390 — 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.
16.2%
$2,707/mo
40% occ.
21.5%
$3,609/mo
44% occ.
23.9%
$4,002/mo
current
54% occ.
29.3%
$4,904/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
$201,087
14.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.