T2 flat in Estrada da Rocha Baixinha, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água
T2 flat in Estrada da Rocha Baixinha, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 2T2 flat in Estrada da Rocha Baixinha, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 3T2 flat in Estrada da Rocha Baixinha, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 4T2 flat in Estrada da Rocha Baixinha, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentluxury

T2 flat in Estrada da Rocha Baixinha, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.6M

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €36,412/yr
Average Daily Rate: €286
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 54.1 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.6M
Brixfox Score: 59.1 / 100
Comparable Properties: 54
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€1.8M

+12.4% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€120,000
IS — Stamp duty (0.8%)€12,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,000
Total acquisition costs€158,050
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

2.3%

True gross yield (all-in)

2.0%

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: 2
Building: 158 m²
Style: contemporary
Condition: excellent
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

oceanfront golf courseclifftop elevator/walkway to beachlush pine tree landscapingbeach access

Score Breakdown

ROI
9.65
Visual Appeal
14.6
Ownership Security
13
Location
10.2
Land & Space
5.16
Rental Demand
3.48
Payback Speed
0
STR Suitability
3

Description

THE LUXURY COLLECTION RESORT One of Europe's most prestigious and award-winning luxury resorts, managed by the world's largest hotel and resort chain, through The Luxury Collection brand, the excellence of a 5-star resort. With a privileged location at the top of Praia da Falésia on the first line of the sea, with m

Location

📍 37.0779°N, 8.1346°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T2 flat in Estrada da Rocha Baixinha, Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 1.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$394K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.4%
$2,060/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
70.4 yr
Rental only

Property details

Energy: B
Condition: excellent

Description

THE LUXURY COLLECTION RESORT One of Europe's most prestigious and award-winning luxury resorts, managed by the world's largest hotel and resort chain, through The Luxury Collection brand, the excellence of a 5-star resort. With a privileged location at the top of Praia da Falésia on the first line of the sea, with m

Income Breakdown

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Nightly Rate (ADR)
$420/night
50% ($193)Brixfox estimate($420/night)200% ($772)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$24,716
Airbnb data$420/night · 35% occupancy
Rental income
$420/night · 35% occ.
$53,384
Running costs (20%)
Utilities, cleaning, maintenance
-$10,677
Income tax (10%)
Indonesian rental income tax
-$14,947
Property tax
Annual property tax
-$3,043
Net income
1.4% ROI
$24,716

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$1,739,130
IMT (transfer tax, investment schedule)$130,435
Imposto de Selo (stamp duty)$13,913
Notary & registration$1,359
Legal / due diligence$26,087
Total acquisition costs$171,793
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$1,954,348

Gross yield (asking)

3.1%

True gross yield (all-in)

2.7%

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.

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.6M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$121K
Total Position
$2.1M
+29%
5.3%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$261K
Total Position
$2.6M
+64%
5.1%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$611K
Total Position
$4.1M
+157%
4.8%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$1.1M
Total Position
$6.3M
+292%
4.7%/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
Weak
1.4% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$386 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

Premium nightly rate of $386 — positioned in the top tier
Stunning visuals with 9/10 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 1.4% is below 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

30% occ.
1.7%
$2,427/mo
40% occ.
2.3%
$3,321/mo
35% occ.
2.0%
$2,860/mo
current
45% occ.
2.6%
$3,754/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.