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

T2 flat in Rua dos Caliços, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€349,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.9%

True Gross Yield

47%

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: €39,371/yr
Average Daily Rate: €228
Payback Period: 11.0 years
5-yr Capital Value: €458,581
10-yr Capital Value: €557,934
Brixfox Score: 70.3 / 100
Comparable Properties: 86
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€398,877

+14.3% over asking

Asking price€349,000
IMT — Property transfer tax (investment schedule)€15,750
IS — Stamp duty (0.8%)€2,792
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,235
Total acquisition costs€25,027
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€398,877

Gross yield (asking price)

11.3%

True gross yield (all-in)

9.9%

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: 80 m²
Style: contemporary
Condition: excellent
Year Built: 2007
Energy Certificate: C
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living with breakfast barbalcony with panoramic viewsrecessed lighting

Score Breakdown

ROI
21.78
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
3.6
Rental Demand
4.73
Payback Speed
4
STR Suitability
3

Description

T1+1 with AL License for sale in a prime location in Albufeira – We present this excellent T1+1 apartment, with an active and transferable Local Accommodation (AL) license, ideal for both own housing and for investment with high profitability. Strategic Location Located in Albufeira, this property benefits from a cen

Location

📍 37.0901°N, 8.2489°W

· Albufeira, Algarve, Portugal

View on MDJ Algarve Immobilier →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T2 flat in Rua dos Caliços, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 7.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$86K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.7%
$2,429/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.0 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: excellent

Description

T1+1 with AL License for sale in a prime location in Albufeira – We present this excellent T1+1 apartment, with an active and transferable Local Accommodation (AL) license, ideal for both own housing and for investment with high profitability. Strategic Location Located in Albufeira, this property benefits from a cen

Income Breakdown

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Nightly Rate (ADR)
$332/night
50% ($153)Brixfox estimate($332/night)200% ($610)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$29,145
Airbnb data$332/night · 47% occupancy
Rental income
$332/night · 47% occ.
$57,325
Running costs (20%)
Utilities, cleaning, maintenance
-$11,465
Income tax (10%)
Indonesian rental income tax
-$16,051
Property tax
Annual property tax
-$664
Net income
7.7% ROI
$29,145

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$379,348
IMT (transfer tax, investment schedule)$17,120
Imposto de Selo (stamp duty)$3,035
Notary & registration$1,359
Legal / due diligence$5,690
Total acquisition costs$27,203
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$433,562

Gross yield (asking)

15.1%

True gross yield (all-in)

13.2%

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$692K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $349K
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 12: 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
$425K
+22%
Rental Income
+$142K
Total Position
$567K
+62%
10.2%/yr
Year 10
Capital Value
$517K
+48%
Rental Income
+$307K
Total Position
$824K
+136%
9.0%/yr
Year 20
Capital Value
$765K
+119%
Rental Income
+$720K
Total Position
$1.5M
+326%
7.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.3M
Total Position
$2.4M
+590%
6.6%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.7% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$305 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

Premium nightly rate of $305 — 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 47% — 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.
6.5%
$2,064/mo
40% occ.
8.8%
$2,770/mo
47% occ.
10.4%
$3,289/mo
current
57% occ.
12.6%
$3,995/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.