T2 flat in Rua Columbano Bordalo Pinheiro, 29, Forte São João, Albufeira, Albufeira e Olhos de Água
T2 flat in Rua Columbano Bordalo Pinheiro, 29, Forte São João, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Rua Columbano Bordalo Pinheiro, 29, Forte São João, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Rua Columbano Bordalo Pinheiro, 29, Forte São João, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Rua Columbano Bordalo Pinheiro, 29, Forte São João, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T2 flat in Rua Columbano Bordalo Pinheiro, 29, Forte São João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€895,000

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €55,825/yr
Average Daily Rate: €295
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 31.9 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 65.6 / 100
Comparable Properties: 87
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+12.9% over asking

Asking price€895,000
IMT — Property transfer tax (investment schedule)€53,700
IS — Stamp duty (0.8%)€7,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,425
Total acquisition costs€75,535
Renovation (est. €55/m² × 232 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,760
(€6,960–€18,560)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.5%

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: 2
Bathrooms: 4
Building: 232 m²
Style: contemporary
Condition: good
Year Built: 1988
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean viewlarge outdoor poolthatched roof gazebodirect beach access

Score Breakdown

ROI
11.99
Visual Appeal
13.2
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.19
Payback Speed
2
STR Suitability
4

Description

Have you ever dreamed of having an apartment with direct beach access, just like you were on vacation? This fantastic apartment, located in the prime area of Aveiros Beach, boasts a unique location that will leave you speechless. The apartment comprises: - Pantry - 3 en-suite bedrooms - Living and dining room - Equipp

Location

📍 37.0848°N, 8.2311°W

· Albufeira, Algarve, Portugal

View on M Concept Home →Also on Idealista.pt
T2 flat in Rua Columbano Bordalo Pinheiro, 29, Forte São João, Albufeira, Albufeira e Olhos de Água
Idealista.pt
Source verified

T2 flat in Rua Columbano Bordalo Pinheiro, 29, Forte São João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-6516
Ownership
Freehold
Bedrooms
2
Bathrooms
4
Built area
232 m²
True net yield
3.1%
≈ $4,845/mo net after costs & tax
Brixfox Score 66 · B+

Property details

Year built: 1988
Energy: C
Condition: good

Description

Have you ever dreamed of having an apartment with direct beach access, just like you were on vacation? This fantastic apartment, located in the prime area of Aveiros Beach, boasts a unique location that will leave you speechless. The apartment comprises: - Pantry - 3 en-suite bedrooms - Living and dining room - Equipp

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Customize your projections
Nightly Rate (ADR)
$424/night
50% ($195)Brixfox estimate($424/night)200% ($780)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$38,663
Airbnb data$424/night · 52% occupancy
Rental income
$424/night · 52% occ.
$74,351
Running costs (20%)
Utilities, cleaning, maintenance
-$14,870
Income tax (10%)
Indonesian rental income tax
-$20,818
Property tax
Annual property tax
-$0
Net income
4.0% ROI
$38,663

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

3.1%

on all-in cost of $1,076,407

Scenario
Pre-tax
After-tax
Owner-managed
5.4%
4.8%
Fully-managed
3.7%
3.1%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

6.9%

Annual Revenue

$74,351

Income Tax / yr

$6,505

Payback

32 yrs

True All-In Cost
Asking price$972,826
IMT — transfer tax (non-resident 7.5%)$72,962
Stamp duty (0.8%)$7,783
Notary + registry$2,174
Legal$11,966
Furnishing + STR launch$8,696
All-in cost$1,076,407

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: $895K
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 20: 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
$1.1M
+22%
Rental Income
+$189K
Total Position
$1.3M
+43%
7.4%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$408K
Total Position
$1.7M
+94%
6.8%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$956K
Total Position
$2.9M
+226%
6.1%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.7M
Total Position
$4.6M
+413%
5.6%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$390 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $390 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% 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

32% occ.
3.6%
$2,880/mo
42% occ.
4.7%
$3,782/mo
52% occ.
5.8%
$4,684/mo
current
62% occ.
6.9%
$5,586/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$972,826
3.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.