T2 flat, Balaia Golf Village, Nn, Balaia, Olhos de Água, Albufeira e Olhos de Água
T2 flat, Balaia Golf Village, Nn, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 2T2 flat, Balaia Golf Village, Nn, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 3T2 flat, Balaia Golf Village, Nn, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 4T2 flat, Balaia Golf Village, Nn, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T2 flat, Balaia Golf Village, Nn, Balaia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€425,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

43%

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: €28,731/yr
Average Daily Rate: €182
Payback Period: 18.4 years
5-yr Capital Value: €558,444
10-yr Capital Value: €679,432
Brixfox Score: 62.7 / 100
Comparable Properties: 63
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€488,865

+15.0% over asking

Asking price€425,000
IMT — Property transfer tax (investment schedule)€21,830
IS — Stamp duty (0.8%)€3,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,375
Total acquisition costs€32,855
Renovation (est. €55/m² × 112 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,160
(€3,360–€8,960)
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)€488,865

Gross yield (asking price)

6.8%

True gross yield (all-in)

5.9%

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: 112 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplaceornate mirrorbalcony/terrace access

Score Breakdown

ROI
16.16
Visual Appeal
9.8
Ownership Security
13
Location
10.2
Land & Space
4.24
Rental Demand
4.32
Payback Speed
2
STR Suitability
3

Description

Apartment located on the ground floor with terraces located in a building built in 2003 with commercial spaces on the 0th floor being supermarket, spa and parapharmacy. Living room with fireplace, fully equipped kitchen( fridge / fridge / dishwasher), laundry ( washing machine and dryer), 2 bedrooms (1 suite) with war

Location

📍 37.0931°N, 8.2075°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T2 flat, Balaia Golf Village, Nn, Balaia, Olhos de Água, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 4.5% net return annually.

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The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$105K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$1,744/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.1 yr
Rental only

Property details

Year built: 2003
Energy: B-
Condition: good

Description

Apartment located on the ground floor with terraces located in a building built in 2003 with commercial spaces on the 0th floor being supermarket, spa and parapharmacy. Living room with fireplace, fully equipped kitchen( fridge / fridge / dishwasher), laundry ( washing machine and dryer), 2 bedrooms (1 suite) with war

Income Breakdown

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Nightly Rate (ADR)
$265/night
50% ($122)Brixfox estimate($265/night)200% ($488)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$20,926
Airbnb data$265/night · 43% occupancy
Rental income
$265/night · 43% occ.
$41,797
Running costs (20%)
Utilities, cleaning, maintenance
-$8,359
Income tax (10%)
Indonesian rental income tax
-$11,703
Property tax
Annual property tax
-$808
Net income
4.5% ROI
$20,926

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$461,957
IMT (transfer tax, investment schedule)$23,728
Imposto de Selo (stamp duty)$3,696
Notary & registration$1,359
Legal / due diligence$6,929
Total acquisition costs$35,712
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,696
($3,652–$9,739)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$531,375

Gross yield (asking)

9.0%

True gross yield (all-in)

7.9%

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.

$2.6M$2.0M$1.3M$660K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $425K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$517K
+22%
Rental Income
+$102K
Total Position
$619K
+46%
7.8%/yr
Year 10
Capital Value
$629K
+48%
Rental Income
+$221K
Total Position
$850K
+100%
7.2%/yr
Year 20
Capital Value
$931K
+119%
Rental Income
+$517K
Total Position
$1.4M
+241%
6.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$916K
Total Position
$2.3M
+440%
5.8%/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
Average
4.5% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$244 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $244 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.2%
$1,627/mo
40% occ.
5.7%
$2,192/mo
43% occ.
6.2%
$2,371/mo
current
53% occ.
7.6%
$2,936/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.