T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água
T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 2T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 3T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 4T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentluxury

T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.5M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

44%

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: €57,301/yr
Average Daily Rate: €356
+11.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 32.5 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 59.3 / 100
Comparable Properties: 8
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+13.7% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,500
IS — Stamp duty (0.8%)€12,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,500
Total acquisition costs€148,250
Renovation (est. €55/m² × 158 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,690
(€4,740–€12,640)
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.4%

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: 3
Bathrooms: 3
Building: 158 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate bed headboardsstriped canopy bedarched doorway

Score Breakdown

ROI
11.37
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
5.16
Rental Demand
4.4
Payback Speed
0
STR Suitability
3

Description

Experience this sophisticated T3 apartment, where smart design and spacious interiors meet the serenity of the Algarve coast. Enjoy two fully equipped kitchens, a generous living room, and terraces overlooking the lush golf course. Two bedrooms are spacious suites with built-in wardrobes, and natural light creates a se

Location

📍 37.0971°N, 8.1680°W

· Albufeira, Algarve, Portugal

View on BUYME Property →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
158 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$369K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$3,374/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
40.3 yr
Rental only

Property details

Energy: D
Condition: good

Description

Experience this sophisticated T3 apartment, where smart design and spacious interiors meet the serenity of the Algarve coast. Enjoy two fully equipped kitchens, a generous living room, and terraces overlooking the lush golf course. Two bedrooms are spacious suites with built-in wardrobes, and natural light creates a se

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$519/night
50% ($239)Brixfox estimate($519/night)200% ($954)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$40,492
Airbnb data$519/night · 44% occupancy
Rental income
$519/night · 44% occ.
$83,357
Running costs (20%)
Utilities, cleaning, maintenance
-$16,671
Income tax (10%)
Indonesian rental income tax
-$23,340
Property tax
Annual property tax
-$2,853
Net income
2.5% ROI
$40,492

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$1,630,435
IMT (transfer tax, investment schedule)$122,283
Imposto de Selo (stamp duty)$13,043
Notary & registration$1,359
Legal / due diligence$24,457
Total acquisition costs$161,141
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,446
($5,152–$13,739)
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$1,854,065

Gross yield (asking)

5.1%

True gross yield (all-in)

4.5%

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.

$7.6M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$198K
Total Position
$2.0M
+35%
6.2%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$427K
Total Position
$2.6M
+76%
5.8%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$1.0M
Total Position
$4.3M
+186%
5.4%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$1.8M
Total Position
$6.6M
+342%
5.1%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$477 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 $477 — 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 2.5% is below 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.
2.3%
$3,075/mo
40% occ.
3.1%
$4,179/mo
44% occ.
3.4%
$4,625/mo
current
54% occ.
4.2%
$5,729/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.