T3 flat in Caminho do Monte, 313, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
T3 flat in Caminho do Monte, 313, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 2T3 flat in Caminho do Monte, 313, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 3T3 flat in Caminho do Monte, 313, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 4T3 flat in Caminho do Monte, 313, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Aapartmentluxury

T3 flat in Caminho do Monte, 313, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€525,000

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.6%

True Net Yield (Managed, all-in)

12.5%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €77,409/yr
Average Daily Rate: €435
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 8.5 years
5-yr Capital Value: €689,842
10-yr Capital Value: €839,299
Brixfox Score: 81.2 / 100
Comparable Properties: 12
Data Confidence: 80%
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)

14.7%

True gross yield (all-in)

12.5%

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
Bathrooms: 2
Building: 177 m²
Style: contemporary
Condition: excellent
Year Built: 2022
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop infinity poolocean viewmodern white kitchenminimalist bedroom decor

Score Breakdown

ROI
24.97
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
5.54
Rental Demand
4.88
Payback Speed
4
STR Suitability
3

Description

We are pleased to offer for sale one of the best three-bedroom apartments in the Algarve. Located in the village of Olhos de Água, about 200 meters from the beach, this stunning flat is located on the first one floor. Located in the new BLUE HORIZON complex, the flat has three large bedrooms, one of them en suite, plus

Location

📍 37.0921°N, 8.1939°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T3 flat in Caminho do Monte, 313, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

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

Grade A investment — short-term rental yields 10.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+15.0%
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
10.0%
$4,774/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.0 yr
Rental only

Property details

Year built: 2022
Energy: A
Condition: excellent

Description

We are pleased to offer for sale one of the best three-bedroom apartments in the Algarve. Located in the village of Olhos de Água, about 200 meters from the beach, this stunning flat is located on the first one floor. Located in the new BLUE HORIZON complex, the flat has three large bedrooms, one of them en suite, plus

Income Breakdown

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Nightly Rate (ADR)
$630/night
50% ($290)Brixfox estimate($630/night)200% ($1159)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$57,291
Airbnb data$630/night · 49% occupancy
Rental income
$630/night · 49% occ.
$112,096
Running costs (20%)
Utilities, cleaning, maintenance
-$22,419
Income tax (10%)
Indonesian rental income tax
-$31,387
Property tax
Annual property tax
-$999
Net income
10.0% ROI
$57,291

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)

19.6%

True gross yield (all-in)

16.6%

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.

$4.8M$3.6M$2.4M$1.2M$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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$639K
+22%
Rental Income
+$280K
Total Position
$919K
+75%
11.8%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$604K
Total Position
$1.4M
+163%
10.2%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.4M
Total Position
$2.6M
+389%
8.3%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$2.5M
Total Position
$4.2M
+702%
7.2%/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
Strong
10.0% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$579 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

High rental yield at 10.0% — outperforms most villas in this market
Premium nightly rate of $579 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
8.3%
$3,939/mo
40% occ.
11.1%
$5,280/mo
49% occ.
13.6%
$6,456/mo
current
59% occ.
16.4%
$7,796/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.