T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água
T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água — image 2T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água — image 3T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água — image 4T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água — image 5
Grade Bapartmentbudget

T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€185,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.5%

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: €13,778/yr
Average Daily Rate: €83
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 16.8 years
5-yr Capital Value: €243,087
10-yr Capital Value: €295,753
Brixfox Score: 61.2 / 100
Comparable Properties: 82
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.

€211,683

+14.4% over asking

Asking price€185,000
IMT — Property transfer tax (investment schedule)€4,048
IS — Stamp duty (0.8%)€1,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,775
Total acquisition costs€9,553
Renovation (est. €55/m² × 66 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,630
(€1,980–€5,280)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€211,683

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.5%

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: 1
Bathrooms: 1
Building: 66 m²
Style: dated
Condition: good
Year Built: 2007
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
16.95
Visual Appeal
8.2
Ownership Security
13
Location
10.2
Land & Space
3.32
Rental Demand
4.56
Payback Speed
2
STR Suitability
3

Description

Discover this charming 1-bedroom apartment located in the picturesque Albufeira e Olhos de Água, Faro. With a cozy 66m² layout, this property offers a perfect blend of comfort and convenience, making it an ideal retreat for both relaxation and entertainment. The apartment features a spacious living area, a well-appoin

Location

📍 37.0863°N, 8.2359°W

· Albufeira, Algarve, Portugal

View on Century 21 City Lounge →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$46K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$834/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
20.1 yr
Rental only

Property details

Year built: 2007
Energy: D
Condition: good

Description

Discover this charming 1-bedroom apartment located in the picturesque Albufeira e Olhos de Água, Faro. With a cozy 66m² layout, this property offers a perfect blend of comfort and convenience, making it an ideal retreat for both relaxation and entertainment. The apartment features a spacious living area, a well-appoin

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$120/night
50% ($55)Brixfox estimate($120/night)200% ($220)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$10,003
Airbnb data$120/night · 46% occupancy
Rental income
$120/night · 46% occ.
$19,913
Running costs (20%)
Utilities, cleaning, maintenance
-$3,983
Income tax (10%)
Indonesian rental income tax
-$5,576
Property tax
Annual property tax
-$352
Net income
5.0% ROI
$10,003

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$201,087
IMT (transfer tax, investment schedule)$4,400
Imposto de Selo (stamp duty)$1,609
Notary & registration$1,359
Legal / due diligence$3,016
Total acquisition costs$10,384
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,946
($2,152–$5,739)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$230,090

Gross yield (asking)

9.9%

True gross yield (all-in)

8.7%

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.

$1.2M$895K$597K$298K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $185K
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
$225K
+22%
Rental Income
+$49K
Total Position
$274K
+48%
8.2%/yr
Year 10
Capital Value
$274K
+48%
Rental Income
+$105K
Total Position
$379K
+105%
7.4%/yr
Year 20
Capital Value
$405K
+119%
Rental Income
+$247K
Total Position
$653K
+253%
6.5%/yr
Year 30
Capital Value
$600K
+224%
Rental Income
+$438K
Total Position
$1.0M
+461%
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
5.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Average
$110 per night
Visual Appeal
Average
4/10 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 5.0% 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.
4.4%
$735/mo
40% occ.
5.9%
$990/mo
46% occ.
6.8%
$1,132/mo
current
56% occ.
8.3%
$1,387/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.