T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 2T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 3T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 4T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 5
Grade C+apartmentluxury

T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€350,000

Asking Price (EUR)

0.9%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.4%

True Gross Yield

16%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 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: €5,738/yr
Average Daily Rate: €99
Payback Period: 74.6 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 48.3 / 100
Comparable Properties: 9
Data Confidence: 71%
Search Radius: 2 km

True Investment Cost

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

€408,730

+16.8% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€33,600
All-in investment (incl. renovation & furnishing)€408,730

Gross yield (asking price)

1.6%

True gross yield (all-in)

1.4%

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: 67 m²
Style: contemporary
Condition: excellent
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsspacious private balconymodern communal pool areawell-maintained gardens

Score Breakdown

ROI
8.94
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.34
Rental Demand
1.6
Payback Speed
0
STR Suitability
3

Description

Modern apartment in a tourist development with a privileged location, just 600 meters from the beach. The apartment consists of a fully equipped open-plan kitchen/kitchenette, a spacious and bright living and dining room, a bedroom, a bathroom and a large and pleasant terrace overlooking the garden and the swimming poo

Location

📍 37.0797°N, 8.2957°W

· Albufeira, Algarve, Portugal

View on Engel & Völkers Albufeira →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
67 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$86K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.0%
$312/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: C
Condition: excellent

Description

Modern apartment in a tourist development with a privileged location, just 600 meters from the beach. The apartment consists of a fully equipped open-plan kitchen/kitchenette, a spacious and bright living and dining room, a bedroom, a bathroom and a large and pleasant terrace overlooking the garden and the swimming poo

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$146/night
50% ($67)Brixfox estimate($146/night)200% ($268)
Occupancy
16%
10%Brixfox estimate(16%)100%

Short-Term Rental

Yearly income
$3,740
Airbnb data$146/night · 16% occupancy
Rental income
$146/night · 16% occ.
$8,472
Running costs (20%)
Utilities, cleaning, maintenance
-$1,694
Income tax (10%)
Indonesian rental income tax
-$2,372
Property tax
Annual property tax
-$666
Net income
1.0% ROI
$3,740

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$444,272

Gross yield (asking)

2.2%

True gross yield (all-in)

1.9%

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.

$1.5M$1.1M$747K$373K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $350K
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$18K
Total Position
$444K
+27%
4.9%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$39K
Total Position
$558K
+59%
4.8%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$92K
Total Position
$859K
+146%
4.6%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$164K
Total Position
$1.3M
+271%
4.5%/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
Weak
1.0% annual return
Occupancy
Weak
16% average occupancy
Nightly Rate
Good
$134 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

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
Yield of 1.0% is below 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.
2.8%
$874/mo
40% occ.
3.7%
$1,184/mo
16% occ.
1.4%
$439/mo
current
26% occ.
2.4%
$749/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.