T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água
T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 2T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 3T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 4T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€450,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

40%

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: €23,212/yr
Average Daily Rate: €160
Payback Period: 23.7 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 60.2 / 100
Comparable Properties: 26
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€512,780

+14.0% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€512,780

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.5%

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: 2
Bathrooms: 2
Building: 137 m²
Style: contemporary
Condition: excellent
Year Built: 2019
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop poolglass balconiesmodern exterior color scheme

Score Breakdown

ROI
14.27
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
4.74
Rental Demand
3.96
Payback Speed
1
STR Suitability
3

Description

Modern apartment just minutes from Praia da Falésia, with swimming pool and excellent areas If you are looking for comfort, location and quality of life, this apartment is an opportunity not to be missed. Located a short distance from the magnificent Falésia Beach, it stands out for its proximity to the sea and its q

Location

📍 37.0927°N, 8.1682°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
137 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.5% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$111K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$1,415/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.8 yr
Rental only

Property details

Year built: 2019
Energy: A+
Condition: excellent

Description

Modern apartment just minutes from Praia da Falésia, with swimming pool and excellent areas If you are looking for comfort, location and quality of life, this apartment is an opportunity not to be missed. Located a short distance from the magnificent Falésia Beach, it stands out for its proximity to the sea and its q

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$237/night
50% ($109)Brixfox estimate($237/night)200% ($436)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$16,983
Airbnb data$237/night · 40% occupancy
Rental income
$237/night · 40% occ.
$34,305
Running costs (20%)
Utilities, cleaning, maintenance
-$6,861
Income tax (10%)
Indonesian rental income tax
-$9,606
Property tax
Annual property tax
-$856
Net income
3.5% ROI
$16,983

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$557,370

Gross yield (asking)

7.0%

True gross yield (all-in)

6.2%

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.

$2.5M$1.9M$1.3M$633K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$83K
Total Position
$630K
+40%
7.0%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$179K
Total Position
$845K
+88%
6.5%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$420K
Total Position
$1.4M
+212%
5.9%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$743K
Total Position
$2.2M
+390%
5.4%/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
Average
3.5% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$218 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $218 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near 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.
3.5%
$1,444/mo
40% occ.
4.8%
$1,949/mo
current
40% occ.
4.7%
$1,930/mo
current
50% occ.
6.0%
$2,435/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.