T3 flat in Beco 25 de Abril, Nn, Ferreiras, Albufeira
T3 flat in Beco 25 de Abril, Nn, Ferreiras, Albufeira — image 2T3 flat in Beco 25 de Abril, Nn, Ferreiras, Albufeira — image 3T3 flat in Beco 25 de Abril, Nn, Ferreiras, Albufeira — image 4T3 flat in Beco 25 de Abril, Nn, Ferreiras, Albufeira — image 5
Grade Aapartmentmid-range

T3 flat in Beco 25 de Abril, Nn, Ferreiras, Albufeira

Albufeira · Central Algarve ·

€480,000

Asking Price (EUR)

11.1%

True Net Yield (Owner, all-in)

7.7%

True Net Yield (Managed, all-in)

17.0%

True Gross Yield

58%

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: €93,753/yr
Average Daily Rate: €444
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 6.3 years
5-yr Capital Value: €630,713
10-yr Capital Value: €767,359
Brixfox Score: 81 / 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.

€551,220

+14.8% over asking

Asking price€480,000
IMT — Property transfer tax (investment schedule)€26,230
IS — Stamp duty (0.8%)€3,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,200
Total acquisition costs€38,520
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€551,220

Gross yield (asking price)

19.5%

True gross yield (all-in)

17.0%

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: 3
Building: 201 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living/kitchen/diningslatted wood room dividercommunal pool areamodern exterior architecture

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
9.6
Land & Space
6
Rental Demand
5.79
Payback Speed
5
STR Suitability
3

Description

**T2+1 Apartment in Albufeira – The Perfect Retreat! ** Discover this magnificent T2+1 apartment, offering ideal sun exposure and ample outdoor space, perfect for enjoying al fresco meals. With a generous terrace and spectacular balconies, every moment here is a celebration of outdoor living. The space includes a buil

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

T3 flat in Beco 25 de Abril, Nn, Ferreiras, Albufeira

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

Grade A investment — short-term rental yields 13.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+18.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$118K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.5%
$5,870/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.4 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

**T2+1 Apartment in Albufeira – The Perfect Retreat! ** Discover this magnificent T2+1 apartment, offering ideal sun exposure and ample outdoor space, perfect for enjoying al fresco meals. With a generous terrace and spectacular balconies, every moment here is a celebration of outdoor living. The space includes a buil

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$650/night
50% ($299)Brixfox estimate($650/night)200% ($1196)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$70,442
Airbnb data$650/night · 58% occupancy
Rental income
$650/night · 58% occ.
$137,221
Running costs (20%)
Utilities, cleaning, maintenance
-$27,444
Income tax (10%)
Indonesian rental income tax
-$38,422
Property tax
Annual property tax
-$913
Net income
13.5% ROI
$70,442

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$521,739
IMT (transfer tax, investment schedule)$28,511
Imposto de Selo (stamp duty)$4,174
Notary & registration$1,359
Legal / due diligence$7,826
Total acquisition costs$41,870
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$599,152

Gross yield (asking)

26.3%

True gross yield (all-in)

22.9%

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.

$5.3M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $480K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$584K
+22%
Rental Income
+$344K
Total Position
$928K
+93%
14.1%/yr
Year 10
Capital Value
$711K
+48%
Rental Income
+$743K
Total Position
$1.5M
+203%
11.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.7M
Total Position
$2.8M
+482%
9.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$3.1M
Total Position
$4.6M
+867%
7.9%/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
13.5% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$598 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 13.5% — outperforms most villas in this market
Premium nightly rate of $598 — 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 58% — 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

38% occ.
11.9%
$5,161/mo
48% occ.
15.1%
$6,544/mo
58% occ.
18.2%
$7,928/mo
current
68% occ.
21.4%
$9,311/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.