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

T2 flat in Rua do Movimento das Forças Armadas, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€289,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

10.9%

True Gross Yield

46%

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: €36,773/yr
Average Daily Rate: €217
-5.0% vs area baselineImage quality 6/10 (-3%), No pool (-12%), Has view (+10%)
Payback Period: 9.8 years
5-yr Capital Value: €379,742
10-yr Capital Value: €462,014
Brixfox Score: 70.6 / 100
Comparable Properties: 87
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.

€338,419

+17.1% over asking

Asking price€289,000
IMT — Property transfer tax (investment schedule)€11,227
IS — Stamp duty (0.8%)€2,312
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,335
Total acquisition costs€19,124
Renovation (est. €55/m² × 99 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,445
(€2,970–€7,920)
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)€338,419

Gross yield (asking price)

12.7%

True gross yield (all-in)

10.9%

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: 1
Building: 99 m²
Style: minimalist
Condition: good
Year Built: 1989
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
23.55
Visual Appeal
8.2
Ownership Security
13
Location
10.2
Land & Space
3.98
Rental Demand
4.64
Payback Speed
4
STR Suitability
3

Description

Located in the heart of Albufeira, 400 meters from Praia dos Pescadores, this apartment offers the best of both worlds: the tranquility of a comfortable home and the animation of the city at your doorstep. With two bedrooms, a spacious bathroom, kitchen and a large 23m² terrace, this property provides comfort and spac

Location

📍 37.0896°N, 8.2481°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T2 flat in Rua do Movimento das Forças Armadas, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 8.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+13.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$71K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$2,272/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
11.5 yr
Rental only

Property details

Year built: 1989
Energy: D
Condition: good

Description

Located in the heart of Albufeira, 400 meters from Praia dos Pescadores, this apartment offers the best of both worlds: the tranquility of a comfortable home and the animation of the city at your doorstep. With two bedrooms, a spacious bathroom, kitchen and a large 23m² terrace, this property provides comfort and spac

Income Breakdown

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Nightly Rate (ADR)
$316/night
50% ($145)Brixfox estimate($316/night)200% ($581)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$27,262
Airbnb data$316/night · 46% occupancy
Rental income
$316/night · 46% occ.
$53,484
Running costs (20%)
Utilities, cleaning, maintenance
-$10,697
Income tax (10%)
Indonesian rental income tax
-$14,975
Property tax
Annual property tax
-$550
Net income
8.7% ROI
$27,262

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$314,130
IMT (transfer tax, investment schedule)$12,203
Imposto de Selo (stamp duty)$2,513
Notary & registration$1,359
Legal / due diligence$4,712
Total acquisition costs$20,787
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,918
($3,228–$8,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$367,847

Gross yield (asking)

17.0%

True gross yield (all-in)

14.5%

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.

$2.5M$1.8M$1.2M$613K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $289K
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 11: 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
$352K
+22%
Rental Income
+$133K
Total Position
$485K
+68%
10.9%/yr
Year 10
Capital Value
$428K
+48%
Rental Income
+$288K
Total Position
$715K
+148%
9.5%/yr
Year 20
Capital Value
$633K
+119%
Rental Income
+$674K
Total Position
$1.3M
+352%
7.8%/yr
Year 30
Capital Value
$937K
+224%
Rental Income
+$1.2M
Total Position
$2.1M
+637%
6.9%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.7% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$290 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

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $290 — 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.
7.5%
$1,970/mo
40% occ.
10.1%
$2,642/mo
46% occ.
11.7%
$3,074/mo
current
56% occ.
14.3%
$3,746/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.