Penthouse in Rua dos Pinheiros da Flandres, 10, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água
Penthouse in Rua dos Pinheiros da Flandres, 10, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 2Penthouse in Rua dos Pinheiros da Flandres, 10, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 3Penthouse in Rua dos Pinheiros da Flandres, 10, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 4Penthouse in Rua dos Pinheiros da Flandres, 10, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

Penthouse in Rua dos Pinheiros da Flandres, 10, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€849,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

41%

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: €63,932/yr
Average Daily Rate: €426
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 16.5 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 65.8 / 100
Comparable Properties: 11
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€953,417

+12.3% over asking

Asking price€849,000
IMT — Property transfer tax (investment schedule)€50,940
IS — Stamp duty (0.8%)€6,792
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,735
Total acquisition costs€71,717
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)€953,417

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.7%

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: 90 m²
Style: contemporary
Condition: excellent
Year Built: 2003
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with sea viewbuilt-in outdoor BBQmultiple swimming pools

Score Breakdown

ROI
17.1
Visual Appeal
12.6
Ownership Security
13
Location
10.2
Land & Space
3.8
Rental Demand
4.12
Payback Speed
2
STR Suitability
3

Description

Located in Albufeira, this stunning and glamorous penthouse flat is the ideal choice for those looking for a modern, renovated residence. Situated on the 2nd and 3rd floors of a building with a lift, the property offers a sophisticated and comfortable environment, with a private gross area of 90 square metres and quali

Location

📍 37.0904°N, 8.1622°W

· Albufeira, Algarve, Portugal

View on Sotheby's Realty Vilamoura →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Penthouse in Rua dos Pinheiros da Flandres, 10, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 5.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$209K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$3,891/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
19.8 yr
Rental only

Property details

Year built: 2003
Energy: B-
Condition: excellent

Description

Located in Albufeira, this stunning and glamorous penthouse flat is the ideal choice for those looking for a modern, renovated residence. Situated on the 2nd and 3rd floors of a building with a lift, the property offers a sophisticated and comfortable environment, with a private gross area of 90 square metres and quali

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$618/night
50% ($284)Brixfox estimate($618/night)200% ($1138)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$46,691
Airbnb data$618/night · 41% occupancy
Rental income
$618/night · 41% occ.
$92,896
Running costs (20%)
Utilities, cleaning, maintenance
-$18,579
Income tax (10%)
Indonesian rental income tax
-$26,011
Property tax
Annual property tax
-$1,615
Net income
5.1% ROI
$46,691

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$922,826
IMT (transfer tax, investment schedule)$55,370
Imposto de Selo (stamp duty)$7,383
Notary & registration$1,359
Legal / due diligence$13,842
Total acquisition costs$77,953
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,036,323

Gross yield (asking)

10.1%

True gross yield (all-in)

9.0%

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.

$5.5M$4.1M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $849K
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
$1.0M
+22%
Rental Income
+$228K
Total Position
$1.3M
+49%
8.2%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$492K
Total Position
$1.7M
+106%
7.5%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.2M
Total Position
$3.0M
+255%
6.5%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$2.0M
Total Position
$4.8M
+465%
5.9%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$569 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

Premium nightly rate of $569 — 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 41% — 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.
5.0%
$3,815/mo
40% occ.
6.7%
$5,132/mo
41% occ.
6.9%
$5,285/mo
current
51% occ.
8.6%
$6,601/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.