T2 flat in Rua São Gonçalo de Lagos, Nn, Centro Antigo, Albufeira, Albufeira e Olhos de Água
T2 flat in Rua São Gonçalo de Lagos, Nn, Centro Antigo, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Rua São Gonçalo de Lagos, Nn, Centro Antigo, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Rua São Gonçalo de Lagos, Nn, Centro Antigo, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Rua São Gonçalo de Lagos, Nn, Centro Antigo, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T2 flat in Rua São Gonçalo de Lagos, Nn, Centro Antigo, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€620,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

46%

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: €48,106/yr
Average Daily Rate: €284
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 16.1 years
5-yr Capital Value: €814,671
10-yr Capital Value: €991,172
Brixfox Score: 67.3 / 100
Comparable Properties: 96
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€705,875

+13.9% over asking

Asking price€620,000
IMT — Property transfer tax (investment schedule)€37,430
IS — Stamp duty (0.8%)€4,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,300
Total acquisition costs€52,940
Renovation (est. €55/m² × 147 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,085
(€4,410–€11,760)
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)€705,875

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.8%

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: 147 m²
Style: contemporary
Condition: good
Year Built: 1981
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large windowsopen concept living/diningbalcony access

Score Breakdown

ROI
17.33
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
4.94
Rental Demand
4.64
Payback Speed
2
STR Suitability
3

Description

We present this extraordinary 2 bedroom apartment located on the top floor, situated in a premium location right next to Fisherman's Beach in Albufeira.  A property that combines stunning views, exclusivity and all the comfort you need to live or invest in the heart of this Algarve city. From the living room and one o

Location

📍 37.0873°N, 8.2496°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T2 flat in Rua São Gonçalo de Lagos, Nn, Centro Antigo, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 5.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$153K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$2,913/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
19.3 yr
Rental only

Property details

Year built: 1981
Energy: D
Condition: good

Description

We present this extraordinary 2 bedroom apartment located on the top floor, situated in a premium location right next to Fisherman's Beach in Albufeira.  A property that combines stunning views, exclusivity and all the comfort you need to live or invest in the heart of this Algarve city. From the living room and one o

Income Breakdown

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Nightly Rate (ADR)
$411/night
50% ($189)Brixfox estimate($411/night)200% ($756)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$34,954
Airbnb data$411/night · 46% occupancy
Rental income
$411/night · 46% occ.
$69,487
Running costs (20%)
Utilities, cleaning, maintenance
-$13,897
Income tax (10%)
Indonesian rental income tax
-$19,456
Property tax
Annual property tax
-$1,179
Net income
5.2% ROI
$34,954

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$673,913
IMT (transfer tax, investment schedule)$40,685
Imposto de Selo (stamp duty)$5,391
Notary & registration$1,359
Legal / due diligence$10,109
Total acquisition costs$57,543
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,788
($4,793–$12,783)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$767,255

Gross yield (asking)

10.3%

True gross yield (all-in)

9.1%

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.

$4.1M$3.1M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $620K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$754K
+22%
Rental Income
+$171K
Total Position
$925K
+49%
8.3%/yr
Year 10
Capital Value
$918K
+48%
Rental Income
+$369K
Total Position
$1.3M
+107%
7.6%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$864K
Total Position
$2.2M
+258%
6.6%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$1.5M
Total Position
$3.5M
+471%
6.0%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$378 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

Premium nightly rate of $378 — 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 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.
4.5%
$2,525/mo
40% occ.
6.1%
$3,399/mo
46% occ.
7.0%
$3,955/mo
current
56% occ.
8.6%
$4,830/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.