T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água
T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentbudget

T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€390,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

49%

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: €35,804/yr
Average Daily Rate: €199
Payback Period: 13.4 years
5-yr Capital Value: €512,454
10-yr Capital Value: €623,479
Brixfox Score: 67.5 / 100
Comparable Properties: 80
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.

€473,900

+21.5% 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 (est. €350/m² × 108 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€37,800
(€27,000–€48,600)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€473,900

Gross yield (asking price)

9.2%

True gross yield (all-in)

7.6%

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: 108 m²
Style: dated
Condition: fair
Year Built: 1989
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with palm tree view

Score Breakdown

ROI
19.24
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
4.16
Rental Demand
4.92
Payback Speed
3
STR Suitability
3

Description

2 bedroom apartment, composed of 2 bedrooms, 2 bathrooms, 2 living and dining rooms, 2 kitchens. This fraction allows the use as two independent housing units T1, each with its own divisions. At this time the property is divided into 2 apartments, for local accommodation. It can be changed to T2 (original) as is in the

Location

📍 37.1021°N, 8.2211°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 6.3% net return annually.

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The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+11.2%
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
6.3%
$2,212/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.0 yr
Rental only

Property details

Year built: 1989
Energy: C
Condition: fair

Description

2 bedroom apartment, composed of 2 bedrooms, 2 bathrooms, 2 living and dining rooms, 2 kitchens. This fraction allows the use as two independent housing units T1, each with its own divisions. At this time the property is divided into 2 apartments, for local accommodation. It can be changed to T2 (original) as is in the

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$292/night
50% ($134)Brixfox estimate($292/night)200% ($538)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$26,545
Airbnb data$292/night · 49% occupancy
Rental income
$292/night · 49% occ.
$52,474
Running costs (20%)
Utilities, cleaning, maintenance
-$10,495
Income tax (10%)
Indonesian rental income tax
-$14,693
Property tax
Annual property tax
-$742
Net income
6.3% ROI
$26,545

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
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$41,087
($29,348–$52,826)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$515,109

Gross yield (asking)

12.4%

True gross yield (all-in)

10.2%

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.

$2.8M$2.1M$1.4M$698K$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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$474K
+22%
Rental Income
+$130K
Total Position
$604K
+55%
9.1%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$280K
Total Position
$857K
+120%
8.2%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$656K
Total Position
$1.5M
+287%
7.0%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.2M
Total Position
$2.4M
+522%
6.3%/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
Good
6.3% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$269 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $269 — 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 49% — 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.
5.1%
$1,806/mo
40% occ.
6.9%
$2,428/mo
49% occ.
8.5%
$2,999/mo
current
59% occ.
10.3%
$3,622/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.