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

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

Albufeira · Central Algarve ·

€289,000

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.6%

True Net Yield (Managed, all-in)

12.5%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €42,176/yr
Average Daily Rate: €246
+7.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 8.5 years
5-yr Capital Value: €379,742
10-yr Capital Value: €462,014
Brixfox Score: 72.6 / 100
Comparable Properties: 86
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€338,419

+17.1% over asking

Asking price€289,000
IMT — Property transfer tax (investment schedule)€11,227
IS — Stamp duty (0.8%)€2,312
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,335
Total acquisition costs€19,124
Renovation (est. €55/m² × 99 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,445
(€2,970–€7,920)
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)€338,419

Gross yield (asking price)

14.6%

True gross yield (all-in)

12.5%

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: 1
Building: 99 m²
Style: contemporary
Condition: good
Year Built: 1989
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
24.92
Visual Appeal
8.8
Ownership Security
13
Location
10.2
Land & Space
3.98
Rental Demand
4.69
Payback Speed
4
STR Suitability
3

Description

Apartment with 2 bedrooms, located in a small building in an excellent location in the historic area of Albufeira, 400 meters from the beach but at the same time far enough not to suffer from the noise of nightlife. This apartment is on the first floor, has a private terrace of 23m2 and the building has an elevator. Th

Location

📍 37.0912°N, 8.2506°W

· Albufeira, Algarve, Portugal

View on Lot39 →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

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

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

Grade B+ investment — short-term rental yields 10.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+14.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$71K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.0%
$2,613/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.0 yr
Rental only

Property details

Year built: 1989
Energy: D
Condition: good

Description

Apartment with 2 bedrooms, located in a small building in an excellent location in the historic area of Albufeira, 400 meters from the beach but at the same time far enough not to suffer from the noise of nightlife. This apartment is on the first floor, has a private terrace of 23m2 and the building has an elevator. Th

Income Breakdown

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Nightly Rate (ADR)
$358/night
50% ($165)Brixfox estimate($358/night)200% ($659)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$31,352
Airbnb data$358/night · 47% occupancy
Rental income
$358/night · 47% occ.
$61,349
Running costs (20%)
Utilities, cleaning, maintenance
-$12,270
Income tax (10%)
Indonesian rental income tax
-$17,178
Property tax
Annual property tax
-$550
Net income
10.0% ROI
$31,352

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$314,130
IMT (transfer tax, investment schedule)$12,203
Imposto de Selo (stamp duty)$2,513
Notary & registration$1,359
Legal / due diligence$4,712
Total acquisition costs$20,787
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,918
($3,228–$8,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$367,847

Gross yield (asking)

19.5%

True gross yield (all-in)

16.7%

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.

$2.7M$2.0M$1.3M$664K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $289K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$352K
+22%
Rental Income
+$153K
Total Position
$505K
+75%
11.8%/yr
Year 10
Capital Value
$428K
+48%
Rental Income
+$331K
Total Position
$758K
+162%
10.1%/yr
Year 20
Capital Value
$633K
+119%
Rental Income
+$775K
Total Position
$1.4M
+387%
8.2%/yr
Year 30
Capital Value
$937K
+224%
Rental Income
+$1.4M
Total Position
$2.3M
+699%
7.2%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.0% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$329 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.0% — outperforms most villas in this market
Premium nightly rate of $329 — 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 47% — 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.
8.6%
$2,241/mo
40% occ.
11.5%
$3,003/mo
47% occ.
13.5%
$3,533/mo
current
57% occ.
16.4%
$4,296/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.