T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água
T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água — image 2T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água — image 3T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água — image 4T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€390,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €25,713/yr
Average Daily Rate: €158
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 18.7 years
5-yr Capital Value: €512,454
10-yr Capital Value: €623,479
Brixfox Score: 65.9 / 100
Comparable Properties: 86
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€438,750

+12.5% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation€0 — move-in ready
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)€438,750

Gross yield (asking price)

6.6%

True gross yield (all-in)

5.9%

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: 84 m²
Style: modern
Condition: excellent
Year Built: 2023
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with sea viewopen-plan living/kitchen area

Score Breakdown

ROI
16.01
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
3.68
Rental Demand
4.46
Payback Speed
2
STR Suitability
3

Description

We present this charming 1-bedroom apartment, located in a peaceful area with incredible views, ideal for those seeking comfort and tranquility in a prime location. Situated on the 2nd floor, this property offers a modern open-plan kitchen and living room, creating a spacious and functional environment. The south-faci

Location

📍 37.0903°N, 8.2698°W

· Albufeira, Algarve, Portugal

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

T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$96K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$1,571/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.5 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: excellent

Description

We present this charming 1-bedroom apartment, located in a peaceful area with incredible views, ideal for those seeking comfort and tranquility in a prime location. Situated on the 2nd floor, this property offers a modern open-plan kitchen and living room, creating a spacious and functional environment. The south-faci

Income Breakdown

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Nightly Rate (ADR)
$231/night
50% ($106)Brixfox estimate($231/night)200% ($426)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$18,854
Airbnb data$231/night · 45% occupancy
Rental income
$231/night · 45% occ.
$37,684
Running costs (20%)
Utilities, cleaning, maintenance
-$7,537
Income tax (10%)
Indonesian rental income tax
-$10,551
Property tax
Annual property tax
-$742
Net income
4.4% ROI
$18,854

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$423,913
IMT (transfer tax, investment schedule)$20,685
Imposto de Selo (stamp duty)$3,391
Notary & registration$1,359
Legal / due diligence$6,359
Total acquisition costs$31,793
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$476,902

Gross yield (asking)

8.9%

True gross yield (all-in)

7.9%

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.

$2.4M$1.8M$1.2M$601K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$474K
+22%
Rental Income
+$92K
Total Position
$567K
+45%
7.8%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$199K
Total Position
$776K
+99%
7.1%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$466K
Total Position
$1.3M
+239%
6.3%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$825K
Total Position
$2.1M
+436%
5.8%/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
4.4% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$213 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 $213 — 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 4.4% 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.
4.0%
$1,417/mo
40% occ.
5.4%
$1,910/mo
45% occ.
6.0%
$2,136/mo
current
55% occ.
7.4%
$2,629/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.