T2 flat in Travessa da Pedra dos Bicos, Nn, Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água
Grade Bapartmentmid-range

T2 flat in Travessa da Pedra dos Bicos, Nn, Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€385,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €19,022/yr
Average Daily Rate: €147
Payback Period: 24.8 years
5-yr Capital Value: €505,884
10-yr Capital Value: €615,486
Brixfox Score: 59.1 / 100
Comparable Properties: 42
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€444,965

+15.6% over asking

Asking price€385,000
IMT — Property transfer tax (investment schedule)€18,630
IS — Stamp duty (0.8%)€3,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,775
Total acquisition costs€28,735
Renovation (est. €55/m² × 116 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,380
(€3,480–€9,280)
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)€444,965

Gross yield (asking price)

4.9%

True gross yield (all-in)

4.3%

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
Building: 116 m²
Style: contemporary
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living/kitchenmodern pendant lighting

Score Breakdown

ROI
13.99
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
4.32
Rental Demand
3.54
Payback Speed
1
STR Suitability
3

Description

Your Retreat with a Prime Location in Pedra dos Bicos – Albufeira! We present this excellent 2-Bedroom Apartment, located on the ground floor of an exclusive condominium in the Pedra dos Bicos area, just 150 meters from the beach. With a privileged location, this property stands out for its peaceful surroundings, comf

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on DsImobiliaria Albufeira Prime →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T2 flat in Travessa da Pedra dos Bicos, Nn, Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 3.3% 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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$95K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.3%
$1,156/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
30.2 yr
Rental only

Property details

Condition: good

Description

Your Retreat with a Prime Location in Pedra dos Bicos – Albufeira! We present this excellent 2-Bedroom Apartment, located on the ground floor of an exclusive condominium in the Pedra dos Bicos area, just 150 meters from the beach. With a privileged location, this property stands out for its peaceful surroundings, comf

Income Breakdown

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Nightly Rate (ADR)
$217/night
50% ($100)Brixfox estimate($217/night)200% ($400)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$13,877
Airbnb data$217/night · 35% occupancy
Rental income
$217/night · 35% occ.
$28,096
Running costs (20%)
Utilities, cleaning, maintenance
-$5,619
Income tax (10%)
Indonesian rental income tax
-$7,867
Property tax
Annual property tax
-$732
Net income
3.3% ROI
$13,877

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$418,478
IMT (transfer tax, investment schedule)$20,250
Imposto de Selo (stamp duty)$3,348
Notary & registration$1,359
Legal / due diligence$6,277
Total acquisition costs$31,234
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,935
($3,783–$10,087)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$483,658

Gross yield (asking)

6.7%

True gross yield (all-in)

5.8%

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.

$2.1M$1.6M$1.1M$534K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $385K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$468K
+22%
Rental Income
+$68K
Total Position
$536K
+39%
6.8%/yr
Year 10
Capital Value
$570K
+48%
Rental Income
+$146K
Total Position
$716K
+86%
6.4%/yr
Year 20
Capital Value
$844K
+119%
Rental Income
+$343K
Total Position
$1.2M
+208%
5.8%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$607K
Total Position
$1.9M
+382%
5.4%/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
Average
3.3% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Good
$200 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.3% 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

30% occ.
3.8%
$1,327/mo
40% occ.
5.1%
$1,789/mo
35% occ.
4.5%
$1,578/mo
current
45% occ.
5.9%
$2,040/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.