T2 flat in Rua Almada Negreiros, 344, Montechoro, Albufeira, Albufeira e Olhos de Água
T2 flat in Rua Almada Negreiros, 344, Montechoro, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Rua Almada Negreiros, 344, Montechoro, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Rua Almada Negreiros, 344, Montechoro, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Rua Almada Negreiros, 344, Montechoro, Albufeira, Albufeira e Olhos de Água — image 5
Grade Aapartmentmid-range

T2 flat in Rua Almada Negreiros, 344, Montechoro, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€370,000

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

10.1%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €42,433/yr
Average Daily Rate: €217
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 10.7 years
5-yr Capital Value: €486,174
10-yr Capital Value: €591,506
Brixfox Score: 75 / 100
Comparable Properties: 89
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€422,040

+14.1% over asking

Asking price€370,000
IMT — Property transfer tax (investment schedule)€17,430
IS — Stamp duty (0.8%)€2,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,550
Total acquisition costs€27,190
Renovation€0 — move-in ready
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)€422,040

Gross yield (asking price)

11.5%

True gross yield (all-in)

10.1%

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: 86 m²
Style: contemporary
Condition: excellent
Year Built: 1988
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor BBQ areaintegrated living/dining/kitchenmodern wood panelingrecessed lighting

Score Breakdown

ROI
22.11
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
3.72
Rental Demand
5.36
Payback Speed
4
STR Suitability
3

Description

128142; Modernity and Comfort in the Heart of Albufeira – Montechoro! We present this fantastic 2-bedroom apartment, located on the prestigious Rua Almada Negreiros, in Montechoro. Currently undergoing total renovation, this property is being transformed into a contemporary and functional space, ideal for both private

Location

📍 37.1000°N, 8.2308°W

· Albufeira, Algarve, Portugal

View on DS IMOBILIÁRIA ALBUFEIRA PRIME →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T2 flat in Rua Almada Negreiros, 344, Montechoro, Albufeira, Albufeira e Olhos de Água

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

Grade A investment — short-term rental yields 7.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+12.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$91K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$2,637/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.7 yr
Rental only

Property details

Year built: 1988
Energy: C
Condition: excellent

Description

128142; Modernity and Comfort in the Heart of Albufeira – Montechoro! We present this fantastic 2-bedroom apartment, located on the prestigious Rua Almada Negreiros, in Montechoro. Currently undergoing total renovation, this property is being transformed into a contemporary and functional space, ideal for both private

Income Breakdown

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Nightly Rate (ADR)
$318/night
50% ($146)Brixfox estimate($318/night)200% ($585)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$31,650
Airbnb data$318/night · 54% occupancy
Rental income
$318/night · 54% occ.
$62,218
Running costs (20%)
Utilities, cleaning, maintenance
-$12,444
Income tax (10%)
Indonesian rental income tax
-$17,421
Property tax
Annual property tax
-$704
Net income
7.9% ROI
$31,650

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$402,174
IMT (transfer tax, investment schedule)$18,946
Imposto de Selo (stamp duty)$3,217
Notary & registration$1,359
Legal / due diligence$6,033
Total acquisition costs$29,554
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$458,739

Gross yield (asking)

15.5%

True gross yield (all-in)

13.6%

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.

$3.0M$2.2M$1.5M$743K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $370K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$450K
+22%
Rental Income
+$155K
Total Position
$605K
+63%
10.3%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$334K
Total Position
$881K
+138%
9.1%/yr
Year 20
Capital Value
$811K
+119%
Rental Income
+$782K
Total Position
$1.6M
+331%
7.6%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.4M
Total Position
$2.6M
+599%
6.7%/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
Good
7.9% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$293 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $293 — 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 54% — 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

34% occ.
6.6%
$2,216/mo
44% occ.
8.6%
$2,893/mo
54% occ.
10.7%
$3,571/mo
current
64% occ.
12.7%
$4,248/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.