T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água
T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 2T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 3T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 4T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€825,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €84,450/yr
Average Daily Rate: €440
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 12.2 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 74.1 / 100
Comparable Properties: 15
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.

€927,425

+12.4% over asking

Asking price€825,000
IMT — Property transfer tax (investment schedule)€49,500
IS — Stamp duty (0.8%)€6,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,375
Total acquisition costs€69,725
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)€927,425

Gross yield (asking price)

10.2%

True gross yield (all-in)

9.1%

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: 184 m²
Style: contemporary
Condition: excellent
Year Built: 2006
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal pool areaspacious balconies/terracesopen-plan living

Score Breakdown

ROI
20.38
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
5.68
Rental Demand
5.26
Payback Speed
3
STR Suitability
3

Description

Welcome to this magnificent luxury apartment in Albufeira the perfect retreat for those seeking comfort, elegance, and an exceptional quality of life. Set within a prestigious private condominium, this spacious 3-bedroom, 3-bathroom penthouse combines sophistication with convenience in a truly stunning setting. Upon

Location

📍 37.0945°N, 8.2041°W

· Albufeira, Algarve, Portugal

View on Kasas e Kasas - Algarve Property Mediação Imobiliária, Lda →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 6.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$203K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$5,156/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.5 yr
Rental only

Property details

Year built: 2006
Energy: C
Condition: excellent

Description

Welcome to this magnificent luxury apartment in Albufeira the perfect retreat for those seeking comfort, elegance, and an exceptional quality of life. Set within a prestigious private condominium, this spacious 3-bedroom, 3-bathroom penthouse combines sophistication with convenience in a truly stunning setting. Upon

Income Breakdown

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Nightly Rate (ADR)
$636/night
50% ($293)Brixfox estimate($636/night)200% ($1170)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$61,874
Airbnb data$636/night · 53% occupancy
Rental income
$636/night · 53% occ.
$122,007
Running costs (20%)
Utilities, cleaning, maintenance
-$24,401
Income tax (10%)
Indonesian rental income tax
-$34,162
Property tax
Annual property tax
-$1,569
Net income
6.9% ROI
$61,874

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$896,739
IMT (transfer tax, investment schedule)$53,804
Imposto de Selo (stamp duty)$7,174
Notary & registration$1,359
Legal / due diligence$13,451
Total acquisition costs$75,788
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,008,071

Gross yield (asking)

13.6%

True gross yield (all-in)

12.1%

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.

$6.2M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $825K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$302K
Total Position
$1.3M
+58%
9.6%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$653K
Total Position
$1.9M
+127%
8.5%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$1.5M
Total Position
$3.3M
+305%
7.2%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$2.7M
Total Position
$5.4M
+553%
6.5%/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
6.9% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$585 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 $585 — 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 53% — 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

33% occ.
5.7%
$4,279/mo
43% occ.
7.5%
$5,633/mo
53% occ.
9.3%
$6,987/mo
current
63% occ.
11.2%
$8,341/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.