T2 flat in Rua do Município, 1, Centro da Cidade, Albufeira, Albufeira e Olhos de Água
T2 flat in Rua do Município, 1, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Rua do Município, 1, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Rua do Município, 1, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Rua do Município, 1, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T2 flat in Rua do Município, 1, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€295,000

Asking Price (EUR)

7.8%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

11.9%

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: €41,668/yr
Average Daily Rate: €234
Payback Period: 8.7 years
5-yr Capital Value: €387,626
10-yr Capital Value: €471,606
Brixfox Score: 74.4 / 100
Comparable Properties: 90
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€349,182

+18.4% over asking

Asking price€295,000
IMT — Property transfer tax (investment schedule)€11,647
IS — Stamp duty (0.8%)€2,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,425
Total acquisition costs€19,682
Renovation (est. €55/m² × 130 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,150
(€3,900–€10,400)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€349,182

Gross yield (asking price)

14.1%

True gross yield (all-in)

11.9%

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: 2
Bathrooms: 2
Building: 130 m²
Style: contemporary
Condition: good
Year Built: 2004
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

indoor pool with murallarge outdoor pool complex with barlighted outdoor sports courtscurved reception desk

Score Breakdown

ROI
24.73
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
4.6
Rental Demand
4.89
Payback Speed
4
STR Suitability
3

Description

Exclusive Opportunity in the Algarve – Official T2 Apartment at Aparthotel Paraíso de Albufeira Dear Interested Party, I am Hélder Falcão, a specialist in real estate investment in the Algarve. I present a T2 property sold directly by Aparthotel Paraíso de Albufeira (Rua do Município 1, Centro, Albufeira). Area: 13

Location

📍 37.0914°N, 8.2393°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T2 flat in Rua do Município, 1, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 9.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$73K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.7%
$2,600/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
10.3 yr
Rental only

Property details

Year built: 2004
Energy: C
Condition: good

Description

Exclusive Opportunity in the Algarve – Official T2 Apartment at Aparthotel Paraíso de Albufeira Dear Interested Party, I am Hélder Falcão, a specialist in real estate investment in the Algarve. I present a T2 property sold directly by Aparthotel Paraíso de Albufeira (Rua do Município 1, Centro, Albufeira). Area: 13

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$342/night
50% ($157)Brixfox estimate($342/night)200% ($630)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$31,196
Airbnb data$342/night · 49% occupancy
Rental income
$342/night · 49% occ.
$61,072
Running costs (20%)
Utilities, cleaning, maintenance
-$12,214
Income tax (10%)
Indonesian rental income tax
-$17,100
Property tax
Annual property tax
-$561
Net income
9.7% ROI
$31,196

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$320,652
IMT (transfer tax, investment schedule)$12,660
Imposto de Selo (stamp duty)$2,565
Notary & registration$1,359
Legal / due diligence$4,810
Total acquisition costs$21,393
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,772
($4,239–$11,304)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$379,546

Gross yield (asking)

19.0%

True gross yield (all-in)

16.1%

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.

$2.7M$2.0M$1.3M$668K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $295K
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
$359K
+22%
Rental Income
+$152K
Total Position
$511K
+73%
11.6%/yr
Year 10
Capital Value
$437K
+48%
Rental Income
+$329K
Total Position
$766K
+160%
10.0%/yr
Year 20
Capital Value
$646K
+119%
Rental Income
+$771K
Total Position
$1.4M
+381%
8.2%/yr
Year 30
Capital Value
$957K
+224%
Rental Income
+$1.4M
Total Position
$2.3M
+687%
7.1%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$315 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 9.7% — outperforms most villas in this market
Premium nightly rate of $315 — 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.
8.0%
$2,140/mo
40% occ.
10.7%
$2,869/mo
49% occ.
13.2%
$3,516/mo
current
59% occ.
15.9%
$4,245/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.