T4 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
T4 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 2T4 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 3T4 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 4T4 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 5
Grade Aapartmentmid-range

T4 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€595,000

Asking Price (EUR)

9.8%

True Net Yield (Owner, all-in)

6.8%

True Net Yield (Managed, all-in)

15.1%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €103,961/yr
Average Daily Rate: €561
Payback Period: 7.1 years
5-yr Capital Value: €781,821
10-yr Capital Value: €951,205
Brixfox Score: 77.7 / 100
Comparable Properties: 10
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€690,510

+16.1% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation (est. €55/m² × 129 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,095
(€3,870–€10,320)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€38,050
All-in investment (incl. renovation & furnishing)€690,510

Gross yield (asking price)

17.5%

True gross yield (all-in)

15.1%

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: 4
Bathrooms: 4
Building: 129 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

sea-viewtraditional-algarve-architecturemultiple-pools-visible

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
4.58
Rental Demand
5.07
Payback Speed
5
STR Suitability
3

Description

Officially classified as a T1, this duplex apartment has been adapted, and currently offering three additional multifunctional spaces resulting from the clever use of space. Discover this charming duplex in Vila Rosal, enjoying excellent sunlight exposure and located just a few minutes from the stunning São Rafael Bea

Location

📍 37.0812°N, 8.2844°W

· Albufeira, Algarve, Portugal

View on Portugal Dream Home →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T4 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
129 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 12.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+16.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$146K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.0%
$6,470/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.3 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: good

Description

Officially classified as a T1, this duplex apartment has been adapted, and currently offering three additional multifunctional spaces resulting from the clever use of space. Discover this charming duplex in Vila Rosal, enjoying excellent sunlight exposure and located just a few minutes from the stunning São Rafael Bea

Income Breakdown

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Nightly Rate (ADR)
$818/night
50% ($376)Brixfox estimate($818/night)200% ($1505)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$77,641
Airbnb data$818/night · 51% occupancy
Rental income
$818/night · 51% occ.
$151,487
Running costs (20%)
Utilities, cleaning, maintenance
-$30,297
Income tax (10%)
Indonesian rental income tax
-$42,416
Property tax
Annual property tax
-$1,132
Net income
12.0% ROI
$77,641

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$646,739
IMT (transfer tax, investment schedule)$38,511
Imposto de Selo (stamp duty)$5,174
Notary & registration$1,359
Legal / due diligence$9,701
Total acquisition costs$54,745
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,712
($4,207–$11,217)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$750,554

Gross yield (asking)

23.4%

True gross yield (all-in)

20.2%

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.

$6.1M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$724K
+22%
Rental Income
+$379K
Total Position
$1.1M
+85%
13.1%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$819K
Total Position
$1.7M
+186%
11.1%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.9M
Total Position
$3.2M
+442%
8.8%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$3.4M
Total Position
$5.3M
+795%
7.6%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$753 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

High rental yield at 12.0% — outperforms most villas in this market
Premium nightly rate of $753 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
9.8%
$5,259/mo
41% occ.
13.0%
$7,000/mo
51% occ.
16.2%
$8,742/mo
current
61% occ.
19.5%
$10,484/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.