T3 flat in Rua do Moínho, Nn, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água
T3 flat in Rua do Moínho, Nn, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 2T3 flat in Rua do Moínho, Nn, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 3T3 flat in Rua do Moínho, Nn, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 4T3 flat in Rua do Moínho, Nn, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T3 flat in Rua do Moínho, Nn, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€599,000

Asking Price (EUR)

7.2%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

42%

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: €60,813/yr
Average Daily Rate: €399
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 18.1 years
5-yr Capital Value: €694,405
10-yr Capital Value: €805,006
Brixfox Score: 74.3 / 100
Comparable Properties: 39
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€690,812

+15.3% over asking

Asking price€599,000
IMT — Property transfer tax (investment schedule)€35,750
IS — Stamp duty (0.8%)€4,792
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,985
Total acquisition costs€50,777
Renovation (est. €55/m² × 197 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,835
(€5,910–€15,760)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€690,812

Gross yield (asking price)

10.2%

True gross yield (all-in)

8.8%

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: 197 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: In process
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched entrywaycobblestone courtyardocean view

Score Breakdown

ROI
19.59
Visual Appeal
13.4
Ownership Security
13
Location
10.2
Land & Space
5.94
Rental Demand
4.17
Payback Speed
4
STR Suitability
4

Description

In Cerro Grande. T3 Apartment in The Windmill Apartments at the top of Cerro Grande, Albufeira. 3 double bedrooms. Very quiet as it is away from the main tourist spots. Brand new bathrooms and kitchen. Air conditioning in the living room. 180 deg view of the sea. Public pool nearby. 8 mins walk to the beach. Photos to

Location

📍 37.0860°N, 8.2605°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
T3 flat in Rua do Moínho, Nn, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água
Idealista.pt
Source verified

T3 flat in Rua do Moínho, Nn, Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-8227
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
197 m²
True net yield
5.5%
≈ $5,540/mo net after costs & tax
Brixfox Score 74 · B+

Property details

Energy: In process
Condition: good

Description

In Cerro Grande. T3 Apartment in The Windmill Apartments at the top of Cerro Grande, Albufeira. 3 double bedrooms. Very quiet as it is away from the main tourist spots. Brand new bathrooms and kitchen. Air conditioning in the living room. 180 deg view of the sea. Public pool nearby. 8 mins walk to the beach. Photos to

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)
$574/night
50% ($264)Brixfox estimate($574/night)200% ($1057)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$42,122
Airbnb data$574/night · 42% occupancy
Rental income
$574/night · 42% occ.
$81,004
Running costs (20%)
Utilities, cleaning, maintenance
-$16,201
Income tax (10%)
Indonesian rental income tax
-$22,681
Property tax
Annual property tax
-$0
Net income
6.5% ROI
$42,122

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

5.5%

on all-in cost of $724,005

Scenario
Pre-tax
After-tax
Owner-managed
9.2%
8.2%
Fully-managed
6.5%
5.5%
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

11.2%

Annual Revenue

$81,004

Income Tax / yr

$7,088

Payback

18 yrs

True All-In Cost
Asking price$651,087
IMT — transfer tax (non-resident 7.5%)$48,832
Stamp duty (0.8%)$5,209
Notary + registry$2,174
Legal$8,009
Furnishing + STR launch$8,696
All-in cost$724,005

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $599K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$729K
+22%
Rental Income
+$206K
Total Position
$935K
+56%
9.3%/yr
Year 10
Capital Value
$887K
+48%
Rental Income
+$444K
Total Position
$1.3M
+122%
8.3%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.0M
Total Position
$2.4M
+293%
7.1%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.8M
Total Position
$3.8M
+532%
6.3%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.5% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$528 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $528 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — 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.
6.8%
$3,669/mo
40% occ.
9.0%
$4,892/mo
42% occ.
9.4%
$5,103/mo
current
52% occ.
11.7%
$6,326/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
$651,087
5.5%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.