Penthouse in Beco 25 de Abril, Nn, Ferreiras, Albufeira
Penthouse in Beco 25 de Abril, Nn, Ferreiras, Albufeira — image 2Penthouse in Beco 25 de Abril, Nn, Ferreiras, Albufeira — image 3Penthouse in Beco 25 de Abril, Nn, Ferreiras, Albufeira — image 4Penthouse in Beco 25 de Abril, Nn, Ferreiras, Albufeira — image 5
Grade Aapartmentmid-range

Penthouse in Beco 25 de Abril, Nn, Ferreiras, Albufeira

Albufeira · Central Algarve ·

€595,000

Asking Price (EUR)

7.8%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

12.0%

True Gross Yield

57%

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: €81,363/yr
Average Daily Rate: €391
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 9.0 years
5-yr Capital Value: €781,821
10-yr Capital Value: €951,205
Brixfox Score: 77 / 100
Comparable Properties: 9
Data Confidence: 63%
Search Radius: 3 km

True Investment Cost

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

€675,565

+13.5% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation€0 — move-in ready
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)€675,565

Gross yield (asking price)

13.7%

True gross yield (all-in)

12.0%

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: 4
Building: 288 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor terracemodern building architecture

Score Breakdown

ROI
24.46
Visual Appeal
11.2
Ownership Security
13
Location
9.6
Land & Space
6
Rental Demand
5.7
Payback Speed
4
STR Suitability
3

Description

Penthouse apartment with a huge terrace and views of the pools and countryside. Apartment with 3 bedrooms, all en-suite, open-plan living room and kitchen. Unique apartment in Albufeira, still under construction. Delivery expected early 2027. Take advantage of the last available units in this condominium! Located on

Location

📍 37.1281°N, 8.2478°W

· Albufeira, Algarve, Portugal

View on TETRAFIL – Engenharia, Urbanismo e Imobiliário, Limitada →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Penthouse in Beco 25 de Abril, Nn, Ferreiras, Albufeira

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

Grade A investment — short-term rental yields 9.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+14.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$146K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.4%
$5,061/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
10.6 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Penthouse apartment with a huge terrace and views of the pools and countryside. Apartment with 3 bedrooms, all en-suite, open-plan living room and kitchen. Unique apartment in Albufeira, still under construction. Delivery expected early 2027. Take advantage of the last available units in this condominium! Located on

Income Breakdown

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Nightly Rate (ADR)
$572/night
50% ($263)Brixfox estimate($572/night)200% ($1052)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$60,732
Airbnb data$572/night · 57% occupancy
Rental income
$572/night · 57% occ.
$118,970
Running costs (20%)
Utilities, cleaning, maintenance
-$23,794
Income tax (10%)
Indonesian rental income tax
-$33,311
Property tax
Annual property tax
-$1,132
Net income
9.4% ROI
$60,732

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$646,739
IMT (transfer tax, investment schedule)$38,511
Imposto de Selo (stamp duty)$5,174
Notary & registration$1,359
Legal / due diligence$9,701
Total acquisition costs$54,745
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$734,310

Gross yield (asking)

18.4%

True gross yield (all-in)

16.2%

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.

$5.3M$4.0M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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
$724K
+22%
Rental Income
+$297K
Total Position
$1.0M
+72%
11.4%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$641K
Total Position
$1.5M
+156%
9.8%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.5M
Total Position
$2.8M
+371%
8.1%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$2.7M
Total Position
$4.6M
+671%
7.0%/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
Strong
9.4% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$526 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.4% — outperforms most villas in this market
Premium nightly rate of $526 — 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 57% — 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

37% occ.
8.2%
$4,411/mo
47% occ.
10.4%
$5,628/mo
57% occ.
12.7%
$6,846/mo
current
67% occ.
15.0%
$8,063/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.