T2 flat in Rua do Município, Centro da Cidade, Albufeira, Albufeira e Olhos de Água
T2 flat in Rua do Município, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Rua do Município, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Rua do Município, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Rua do Município, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T2 flat in Rua do Município, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€550,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €39,318/yr
Average Daily Rate: €222
-5.0% vs area baselineDated style (-15%), Has pool (0%), Has view (+10%)
Payback Period: 17.2 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 66.5 / 100
Comparable Properties: 90
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€632,870

+15.1% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €55/m² × 178 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,790
(€5,340–€14,240)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€632,870

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.2%

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: 178 m²
Style: dated
Condition: good
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private terracesresort amenities accessocean views

Score Breakdown

ROI
16.73
Visual Appeal
11.2
Ownership Security
13
Location
10.2
Land & Space
5.56
Rental Demand
4.85
Payback Speed
2
STR Suitability
3

Description

2+1 Duplex Apartment with Terrace for Sale in Albufeira, Algarve Construction Area: 178,40 sqm - Located in an ApartHotel in the centre of Albufeira. - Services License. - Possibility to buy for own use or for Investment with a Guaranteed Yield of 4%. - Resort with: Outdoor and Indoor Swimming Pool, Bars, Restaur

Location

📍 37.0895°N, 8.2394°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T2 flat in Rua do Município, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 4.9% 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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$135K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$2,417/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.6 yr
Rental only

Property details

Energy: B
Condition: good

Description

2+1 Duplex Apartment with Terrace for Sale in Albufeira, Algarve Construction Area: 178,40 sqm - Located in an ApartHotel in the centre of Albufeira. - Services License. - Possibility to buy for own use or for Investment with a Guaranteed Yield of 4%. - Resort with: Outdoor and Indoor Swimming Pool, Bars, Restaur

Income Breakdown

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Nightly Rate (ADR)
$327/night
50% ($150)Brixfox estimate($327/night)200% ($601)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$29,006
Airbnb data$327/night · 48% occupancy
Rental income
$327/night · 48% occ.
$57,793
Running costs (20%)
Utilities, cleaning, maintenance
-$11,559
Income tax (10%)
Indonesian rental income tax
-$16,182
Property tax
Annual property tax
-$1,046
Net income
4.9% ROI
$29,006

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,641
($5,804–$15,478)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$687,902

Gross yield (asking)

9.7%

True gross yield (all-in)

8.4%

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.

$3.5M$2.6M$1.8M$878K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 17: 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
$669K
+22%
Rental Income
+$142K
Total Position
$811K
+47%
8.1%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$306K
Total Position
$1.1M
+104%
7.4%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$717K
Total Position
$1.9M
+249%
6.5%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.3M
Total Position
$3.1M
+455%
5.9%/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
4.9% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$300 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 $300 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.9% 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.
4.0%
$1,999/mo
40% occ.
5.4%
$2,694/mo
48% occ.
6.6%
$3,284/mo
current
58% occ.
8.0%
$3,980/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.