T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água
T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 2T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 3T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 4T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Aapartmentmid-range

T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€430,000

Asking Price (EUR)

7.5%

True Net Yield (Owner, all-in)

5.2%

True Net Yield (Managed, all-in)

11.5%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €57,548/yr
Average Daily Rate: €359
Payback Period: 9.3 years
5-yr Capital Value: €565,014
10-yr Capital Value: €687,425
Brixfox Score: 75.1 / 100
Comparable Properties: 8
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€501,820

+16.7% over asking

Asking price€430,000
IMT — Property transfer tax (investment schedule)€22,230
IS — Stamp duty (0.8%)€3,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,450
Total acquisition costs€33,370
Renovation (est. €55/m² × 150 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,250
(€4,500–€12,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€501,820

Gross yield (asking price)

13.4%

True gross yield (all-in)

11.5%

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: 3
Bathrooms: 2
Building: 150 m²
Style: contemporary
Condition: good
Year Built: 2003
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with dining areaumbrella for shadepanoramic green view

Score Breakdown

ROI
24.27
Visual Appeal
11.2
Ownership Security
13
Location
10.2
Land & Space
5
Rental Demand
4.39
Payback Speed
4
STR Suitability
3

Description

Where the Sea meets the Pine Forest: Your holiday retreat in Olhos de Água - Açoteias - Algarve Imagine swapping your alarm clock for birdsong and city stress for sea breezes. This three-bedroom apartment, with two bathrooms, parking space and storage room, is the perfect invitation to days of complete relaxation, sur

Location

📍 37.0951°N, 8.1666°W

· Albufeira, Algarve, Portugal

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

T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

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

Grade A investment — short-term rental yields 9.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+14.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$106K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$3,559/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.9 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: good

Description

Where the Sea meets the Pine Forest: Your holiday retreat in Olhos de Água - Açoteias - Algarve Imagine swapping your alarm clock for birdsong and city stress for sea breezes. This three-bedroom apartment, with two bathrooms, parking space and storage room, is the perfect invitation to days of complete relaxation, sur

Income Breakdown

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Nightly Rate (ADR)
$523/night
50% ($240)Brixfox estimate($523/night)200% ($962)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$42,702
Airbnb data$523/night · 44% occupancy
Rental income
$523/night · 44% occ.
$83,692
Running costs (20%)
Utilities, cleaning, maintenance
-$16,738
Income tax (10%)
Indonesian rental income tax
-$23,434
Property tax
Annual property tax
-$818
Net income
9.1% ROI
$42,702

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$467,391
IMT (transfer tax, investment schedule)$24,163
Imposto de Selo (stamp duty)$3,739
Notary & registration$1,359
Legal / due diligence$7,011
Total acquisition costs$36,272
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,967
($4,891–$13,043)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$545,457

Gross yield (asking)

17.9%

True gross yield (all-in)

15.3%

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.

$3.8M$2.8M$1.9M$938K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $430K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$523K
+22%
Rental Income
+$209K
Total Position
$732K
+70%
11.2%/yr
Year 10
Capital Value
$637K
+48%
Rental Income
+$450K
Total Position
$1.1M
+153%
9.7%/yr
Year 20
Capital Value
$942K
+119%
Rental Income
+$1.1M
Total Position
$2.0M
+365%
8.0%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.9M
Total Position
$3.3M
+659%
7.0%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.1% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$481 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.1% — outperforms most villas in this market
Premium nightly rate of $481 — 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 44% — 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.
8.4%
$3,271/mo
40% occ.
11.3%
$4,384/mo
44% occ.
12.4%
$4,814/mo
current
54% occ.
15.2%
$5,927/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.