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

T3 flat in Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€499,000

Asking Price (EUR)

7.3%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

11.2%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €64,667/yr
Average Daily Rate: €385
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 9.7 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 75.9 / 100
Comparable Properties: 15
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€576,717

+15.6% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €55/m² × 128 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,040
(€3,840–€10,240)
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)€576,717

Gross yield (asking price)

13.0%

True gross yield (all-in)

11.2%

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: 128 m²
Style: contemporary
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony-with-sea-viewfruit-basket-staging

Score Breakdown

ROI
23.74
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
4.56
Rental Demand
4.6
Payback Speed
4
STR Suitability
3

Description

3-bedroom apartment located in Olhos d'Água, 2 minutes walk from the beach. This fantastic apartment features a spacious and bright living room with a terrace offering sea views, a fully equipped kitchen with access to another terrace where you can enjoy the stunning sea view. It has three bedrooms, all with built-in

Location

📍 37.0915°N, 8.1893°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T3 flat in Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

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

Grade A investment — short-term rental yields 8.8% net return annually.

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The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+13.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$123K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$3,968/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
11.4 yr
Rental only

Property details

Energy: D
Condition: good

Description

3-bedroom apartment located in Olhos d'Água, 2 minutes walk from the beach. This fantastic apartment features a spacious and bright living room with a terrace offering sea views, a fully equipped kitchen with access to another terrace where you can enjoy the stunning sea view. It has three bedrooms, all with built-in

Income Breakdown

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Nightly Rate (ADR)
$556/night
50% ($256)Brixfox estimate($556/night)200% ($1024)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$47,621
Airbnb data$556/night · 46% occupancy
Rental income
$556/night · 46% occ.
$93,403
Running costs (20%)
Utilities, cleaning, maintenance
-$18,681
Income tax (10%)
Indonesian rental income tax
-$26,153
Property tax
Annual property tax
-$949
Net income
8.8% ROI
$47,621

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$542,391
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal / due diligence$8,136
Total acquisition costs$43,997
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,652
($4,174–$11,130)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$626,866

Gross yield (asking)

17.2%

True gross yield (all-in)

14.9%

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.

$4.3M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $499K
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 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$607K
+22%
Rental Income
+$233K
Total Position
$840K
+68%
11.0%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$502K
Total Position
$1.2M
+149%
9.5%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.2M
Total Position
$2.3M
+355%
7.9%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.1M
Total Position
$3.7M
+642%
6.9%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$512 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 8.8% — outperforms most villas in this market
Premium nightly rate of $512 — 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 46% — 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.
7.7%
$3,474/mo
40% occ.
10.3%
$4,659/mo
46% occ.
11.9%
$5,369/mo
current
56% occ.
14.5%
$6,554/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.