T3 flat, Lugar Herdade dos Salgados, Nn, Salgados, Guia
T3 flat, Lugar Herdade dos Salgados, Nn, Salgados, Guia — image 2T3 flat, Lugar Herdade dos Salgados, Nn, Salgados, Guia — image 3T3 flat, Lugar Herdade dos Salgados, Nn, Salgados, Guia — image 4T3 flat, Lugar Herdade dos Salgados, Nn, Salgados, Guia — image 5
Grade B+apartmentluxury

T3 flat, Lugar Herdade dos Salgados, Nn, Salgados, Guia

Albufeira · Central Algarve ·

€675,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €63,261/yr
Average Daily Rate: €406
Payback Period: 13.1 years
5-yr Capital Value: €886,940
10-yr Capital Value: €1.1M
Brixfox Score: 66.9 / 100
Comparable Properties: 10
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€781,075

+15.7% over asking

Asking price€675,000
IMT — Property transfer tax (investment schedule)€40,500
IS — Stamp duty (0.8%)€5,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,125
Total acquisition costs€57,275
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€781,075

Gross yield (asking price)

9.4%

True gross yield (all-in)

8.1%

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: 3
Building: 182 m²
Style: modern
Condition: new-build
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive balcony with glass railingdirect sea and palm tree viewslarge sliding glass doors

Score Breakdown

ROI
19.55
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.64
Rental Demand
4.27
Payback Speed
3
STR Suitability
3

Description

T1+1 apartment for sale with direct access to the beach, fully renovated, furnished and equipped, with swimming pools and premium services, in Herdade dos Salgados, Algarve. Located in the former luxury resort Salgados Dunas Suites, now completely renovated and elegantly redecorated, this T1+1 apartment represents a r

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

View on LUXIMOS Christie’s International Real Estate →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T3 flat, Lugar Herdade dos Salgados, Nn, Salgados, Guia

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
182 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$166K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$3,934/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

Property details

Energy: B
Condition: new-build

Description

T1+1 apartment for sale with direct access to the beach, fully renovated, furnished and equipped, with swimming pools and premium services, in Herdade dos Salgados, Algarve. Located in the former luxury resort Salgados Dunas Suites, now completely renovated and elegantly redecorated, this T1+1 apartment represents a r

Income Breakdown

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Nightly Rate (ADR)
$599/night
50% ($275)Brixfox estimate($599/night)200% ($1101)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$47,209
Airbnb data$599/night · 43% occupancy
Rental income
$599/night · 43% occ.
$93,255
Running costs (20%)
Utilities, cleaning, maintenance
-$18,651
Income tax (10%)
Indonesian rental income tax
-$26,112
Property tax
Annual property tax
-$1,284
Net income
6.4% ROI
$47,209

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$733,696
IMT (transfer tax, investment schedule)$44,022
Imposto de Selo (stamp duty)$5,870
Notary & registration$1,359
Legal / due diligence$11,005
Total acquisition costs$62,255
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$848,995

Gross yield (asking)

12.7%

True gross yield (all-in)

11.0%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$4.9M$3.7M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $675K
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
$821K
+22%
Rental Income
+$231K
Total Position
$1.1M
+56%
9.3%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$498K
Total Position
$1.5M
+122%
8.3%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.2M
Total Position
$2.6M
+292%
7.1%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.1M
Total Position
$4.3M
+530%
6.3%/yr

Location

Albufeira

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$551 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $551 — positioned in the top tier
Stunning visuals with 9/10 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 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.
6.1%
$3,717/mo
40% occ.
8.2%
$4,991/mo
43% occ.
8.7%
$5,333/mo
current
53% occ.
10.8%
$6,608/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.