T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água
T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€455,000

Asking Price (EUR)

Net yield — free account

True Net Yield (after-tax, all-in)

7.7%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.6 months ago and is currently at 30% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.79, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €40,079/yr
Average Daily Rate: €229
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
5-yr Capital Value: €527,470
10-yr Capital Value: €611,482
Brixfox Score: 68.3 / 100
Comparable Properties: 85
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€519,665

+14.2% over asking

Asking price€455,000
IMT — Property transfer tax (investment schedule)€23,700
IS — Stamp duty (0.8%)€3,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,825
Total acquisition costs€35,415
Renovation (est. €55/m² × 80 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,400
(€2,400–€6,400)
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)€519,665

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.7%

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: 2
Bathrooms: 1
Building: 80 m²
Style: portuguese-traditional
Condition: good
Year Built: 1998
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean view balconyfireplacetraditional portuguese kitchen tiling

Score Breakdown

ROI
16.92
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
3.6
Rental Demand
4.8
Payback Speed
3
STR Suitability
4

Description

Wonderful 2-bedroom apartment for sale in Albufeira, just 450 meters from the famous Praia dos Pescadores. Located on the 1st floor of a building with an elevator, this property is a unique opportunity, whether for your own residence or for rental investment. Situated just a few steps from the Old Town, the apartment

Location

📍 37.0889°N, 8.2516°W

Approximate location

· Albufeira, Algarve, Portugal

View this property on Kasas e Kasas - Algarve Property Mediação Imobiliária, Lda →Listed via Idealista.pt
2-bedroom freehold villa in Albufeira — photo 1 of 5
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2-bedroom freehold villa in Albufeira — photo 5 of 5

T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6555 Source verified · Kasas e Kasas - Algarve Property Mediação Imobiliária, Lda · listed 2 Jun 2026
Asking price · Freehold
€455,000
Inquire — direct to agent
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
80 m²
Gross yield
7.9%
Est. ADR
€229/night
Occupancy
48%
Brixfox Score 68 · B+Financial analysis ↓

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Property details

Year built: 1998
Energy: C
Condition: good

Description

Wonderful 2-bedroom apartment for sale in Albufeira, just 450 meters from the famous Praia dos Pescadores. Located on the 1st floor of a building with an elevator, this property is a unique opportunity, whether for your own residence or for rental investment. Situated just a few steps from the Old Town, the apartment

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is on the ASKING-price basis — the nightly rates nearby hosts list at, not yet corrected to booked rates (Portugal's calendar dataset is young), so treat it as an optimistic upper bound. Occupancy is annualised from the observed comp window. Comp cards below show raw asking prices.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +50% · Low Dec -41%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 7.8% of price, auto-calculated
€35,415
IMT (transfer tax, investment schedule)€23,700
Imposto de Selo (stamp duty)€3,640
Notary & registration€1,250
Legal fees€6,825
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
€
Furniture & STR launch· default ≈ €12,425/bedroom
€
All-in investment
€519,665
+14.2% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%4.5% · Albufeira 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
3.3% net yield on all-in cost
Occupancy
Average
48% average occupancy
Nightly Rate
Average
€229 per night
Visual Appeal
Good
7/10 visual appeal
Size & Space
Weak
0 m² land area
AL Licence
Pending
Not verified — confirm AL registration before purchase
Tenure
Strong
Freehold ownership

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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Data Sources & Methodology

ROI calculations use Brixfox Intelligence rental data from live Airbnb calendar tracking — the Algarve dataset has been live since March 2026, seasonality-adjusted to a full-year estimate with a conservative calibration while it matures. Operating costs are modelled per line (management, channel fees, cleaning, utilities, IMI, maintenance, insurance). After-tax yields deduct non-resident IRS on AL income under the simplified regime (~8.75% of gross); buyer-side IMT and stamp duty are included in the all-in cost basis. Market factors in Portugal may impact actual yields.