T3 flat in Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
Grade Bapartmentluxury

T3 flat in Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€525,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.5%

True Gross Yield

34%

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: €40,435/yr
Average Daily Rate: €327
Payback Period: 16.0 years
5-yr Capital Value: €689,842
10-yr Capital Value: €839,299
Brixfox Score: 63.3 / 100
Comparable Properties: 17
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€619,455

+18.0% over asking

Asking price€525,000
IMT — Property transfer tax (investment schedule)€29,830
IS — Stamp duty (0.8%)€4,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,875
Total acquisition costs€43,155
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€619,455

Gross yield (asking price)

7.7%

True gross yield (all-in)

6.5%

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
Building: 118 m²
Style: modern
Condition: excellent
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolglass railingsrooftop terraceocean view

Score Breakdown

ROI
17.39
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
4.36
Rental Demand
3.39
Payback Speed
2
STR Suitability
3

Description

Modern apartment located in the charming seaside village of Olhos de Água, east from Albufeira, and only 300m to the beach. This property offers generous and well-designed living spaces. It features three bedrooms with built-in wardrobes, two bathrooms (one of which is en suite), a fully equipped kitchen, a bright and

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T3 flat in Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 5.2% 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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$129K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$2,483/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.2 yr
Rental only

Property details

Condition: excellent

Description

Modern apartment located in the charming seaside village of Olhos de Água, east from Albufeira, and only 300m to the beach. This property offers generous and well-designed living spaces. It features three bedrooms with built-in wardrobes, two bathrooms (one of which is en suite), a fully equipped kitchen, a bright and

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$479/night
50% ($220)Brixfox estimate($479/night)200% ($881)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$29,795
Airbnb data$479/night · 34% occupancy
Rental income
$479/night · 34% occ.
$59,218
Running costs (20%)
Utilities, cleaning, maintenance
-$11,844
Income tax (10%)
Indonesian rental income tax
-$16,581
Property tax
Annual property tax
-$999
Net income
5.2% ROI
$29,795

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$570,652
IMT (transfer tax, investment schedule)$32,424
Imposto de Selo (stamp duty)$4,565
Notary & registration$1,359
Legal / due diligence$8,560
Total acquisition costs$46,908
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$673,321

Gross yield (asking)

10.4%

True gross yield (all-in)

8.8%

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.

$3.5M$2.6M$1.7M$864K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $525K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$639K
+22%
Rental Income
+$146K
Total Position
$784K
+49%
8.4%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$314K
Total Position
$1.1M
+108%
7.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$737K
Total Position
$1.9M
+259%
6.6%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.3M
Total Position
$3.0M
+473%
6.0%/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
Good
5.2% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$441 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $441 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 34% — 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.
6.3%
$2,976/mo
40% occ.
8.4%
$3,995/mo
34% occ.
7.1%
$3,371/mo
current
44% occ.
9.2%
$4,391/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.