Grade B+apartment

T1 flat in Rua Torre da Medronheira, 2 Bloco, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€215,000

Asking Price (EUR)

8.7%

True Net Yield (Owner, all-in)

5.8%

True Net Yield (Managed, all-in)

10.9%

True Gross Yield

60%

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: €27,877/yr
Average Daily Rate: €126
Payback Period: 16.2 years
5-yr Capital Value: €249,244
10-yr Capital Value: €288,942
Brixfox Score: 71.5 / 100

True Investment Cost

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

€255,542

+18.9% over asking

Asking price€215,000
IMT — Property transfer tax (investment schedule)€6,047
IS — Stamp duty (0.8%)€1,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,225
Total acquisition costs€12,242
Renovation (est. €200/m² × 44 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€8,800
(€4,400–€13,200)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€255,542

Gross yield (asking price)

13.0%

True gross yield (all-in)

10.9%

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: 1
Bathrooms: 1
Building: 44 m²
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
21.38
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
2.88
Rental Demand
6.04
Payback Speed
4
STR Suitability
4

Description

Apartment 50 meters from the beach, studio plus one, second floor with elevator. No dampness, south-facing.

Location

📍 37.0930°N, 8.1909°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
T1 flat in Rua Torre da Medronheira, 2 Bloco, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
Idealista.pt
Source verified

T1 flat in Rua Torre da Medronheira, 2 Bloco, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-9107
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
44 m²
True net yield
6.2%
≈ $2,460/mo net after costs & tax
Brixfox Score 72 · B+

Property details

Energy: C

Description

Apartment 50 meters from the beach, studio plus one, second floor with elevator. No dampness, south-facing.

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)
$182/night
50% ($84)Brixfox estimate($182/night)200% ($335)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$19,309
Airbnb data$182/night · 60% occupancy
Rental income
$182/night · 60% occ.
$37,133
Running costs (20%)
Utilities, cleaning, maintenance
-$7,427
Income tax (10%)
Indonesian rental income tax
-$10,397
Property tax
Annual property tax
-$0
Net income
8.3% ROI
$19,309

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

Area estimate

Net Yield · Area Estimate

6.2%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
11.0%
9.8%
Fully-managed
7.4%
6.2%
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

13.9%

Annual Revenue

$37,133

Income Tax / yr

$3,249

Payback

16 yrs

True All-In Cost
Asking price$233,696
IMT — transfer tax (non-resident 7.5%)$17,527
Stamp duty (0.8%)$1,870
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$267,973

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$1.8M$1.3M$887K$443K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $215K
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 11: 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
$262K
+22%
Rental Income
+$94K
Total Position
$356K
+66%
10.6%/yr
Year 10
Capital Value
$318K
+48%
Rental Income
+$204K
Total Position
$522K
+143%
9.3%/yr
Year 20
Capital Value
$471K
+119%
Rental Income
+$477K
Total Position
$948K
+341%
7.7%/yr
Year 30
Capital Value
$697K
+224%
Rental Income
+$845K
Total Position
$1.5M
+617%
6.8%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Good
$167 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
8.0%
$1,565/mo
50% occ.
10.0%
$1,952/mo
60% occ.
12.0%
$2,339/mo
current
70% occ.
14.0%
$2,727/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
$233,696
6.2%
Net yield
View original listing
Source verified · Idealista.pt · listed 3 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.