T1 flat in Beco do Forte de São João, Forte São João, Albufeira, Albufeira e Olhos de Água
T1 flat in Beco do Forte de São João, Forte São João, Albufeira, Albufeira e Olhos de Água — image 2T1 flat in Beco do Forte de São João, Forte São João, Albufeira, Albufeira e Olhos de Água — image 3T1 flat in Beco do Forte de São João, Forte São João, Albufeira, Albufeira e Olhos de Água — image 4T1 flat in Beco do Forte de São João, Forte São João, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T1 flat in Beco do Forte de São João, Forte São João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€260,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €22,904/yr
Average Daily Rate: €136
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 13.8 years
5-yr Capital Value: €341,636
10-yr Capital Value: €415,653
Brixfox Score: 68.4 / 100
Comparable Properties: 81
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€302,552

+16.4% over asking

Asking price€260,000
IMT — Property transfer tax (investment schedule)€9,197
IS — Stamp duty (0.8%)€2,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,900
Total acquisition costs€16,427
Renovation (est. €55/m² × 75 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,125
(€2,250–€6,000)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€302,552

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.6%

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: 1
Bathrooms: 1
Building: 75 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

circular building architecturearched balconies

Score Breakdown

ROI
18.9
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
3.5
Rental Demand
4.6
Payback Speed
3
STR Suitability
3

Description

Excellent 1 bedroom flat with 75 m², located in the heart of Albufeira, in a lively area that combines convenience and proximity to various services. Located on the top floor of a building with 4 floors with lift, the property consists of: - Entrance hall - Living room in open space - Kitchen furnished and equipped w

Location

📍 37.0865°N, 8.2347°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T1 flat in Beco do Forte de São João, Forte São João, Albufeira, Albufeira e Olhos de Água

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
75 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$64K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$1,429/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.5 yr
Rental only

Property details

Energy: E
Condition: good

Description

Excellent 1 bedroom flat with 75 m², located in the heart of Albufeira, in a lively area that combines convenience and proximity to various services. Located on the top floor of a building with 4 floors with lift, the property consists of: - Entrance hall - Living room in open space - Kitchen furnished and equipped w

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$202/night
50% ($93)Brixfox estimate($202/night)200% ($372)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$17,142
Airbnb data$202/night · 46% occupancy
Rental income
$202/night · 46% occ.
$33,917
Running costs (20%)
Utilities, cleaning, maintenance
-$6,783
Income tax (10%)
Indonesian rental income tax
-$9,497
Property tax
Annual property tax
-$495
Net income
6.1% ROI
$17,142

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$282,609
IMT (transfer tax, investment schedule)$9,997
Imposto de Selo (stamp duty)$2,261
Notary & registration$1,359
Legal / due diligence$4,239
Total acquisition costs$17,855
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,484
($2,446–$6,522)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$328,861

Gross yield (asking)

12.0%

True gross yield (all-in)

10.3%

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.

$1.8M$1.4M$916K$458K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $260K
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 14: 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
$316K
+22%
Rental Income
+$84K
Total Position
$400K
+54%
9.0%/yr
Year 10
Capital Value
$385K
+48%
Rental Income
+$181K
Total Position
$566K
+118%
8.1%/yr
Year 20
Capital Value
$570K
+119%
Rental Income
+$424K
Total Position
$993K
+282%
6.9%/yr
Year 30
Capital Value
$843K
+224%
Rental Income
+$750K
Total Position
$1.6M
+513%
6.2%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.1% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$186 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
Occupancy at 46% — 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.
5.3%
$1,249/mo
40% occ.
7.1%
$1,679/mo
46% occ.
8.2%
$1,937/mo
current
56% occ.
10.1%
$2,367/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.