T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água
T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 2T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 3T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 4T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€249,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

44%

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: €25,479/yr
Average Daily Rate: €157
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 12.2 years
5-yr Capital Value: €327,182
10-yr Capital Value: €398,067
Brixfox Score: 67.8 / 100
Comparable Properties: 93
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€290,034

+16.5% over asking

Asking price€249,000
IMT — Property transfer tax (investment schedule)€8,427
IS — Stamp duty (0.8%)€1,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,735
Total acquisition costs€15,404
Renovation (est. €55/m² × 66 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,630
(€1,980–€5,280)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€290,034

Gross yield (asking price)

10.2%

True gross yield (all-in)

8.8%

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: portuguese-traditional
Condition: good
Year Built: 1989
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched balconiescommunal poollarge communal garden

Score Breakdown

ROI
20.4
Visual Appeal
10.4
Ownership Security
13
Location
10.2
Land & Space
3.32
Rental Demand
4.44
Payback Speed
3
STR Suitability
3

Description

Apartment, renovated and south-facing, at a 10 minute walk from Forte de São João beach, Albufeira. This very spacious and bright apartment features a hall with wardrobe, bedroom with wardrobe, fully equipped kitchen, a living room and a south-facing balcony with panoramic views. Amenities: hot and cold air conditioni

Location

📍 37.0927°N, 8.2359°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T1 flat in Praia da Oura - Areias de S. 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 6.9% net return annually.

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The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$61K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$1,558/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
14.5 yr
Rental only

Property details

Year built: 1989
Energy: C
Condition: good

Description

Apartment, renovated and south-facing, at a 10 minute walk from Forte de São João beach, Albufeira. This very spacious and bright apartment features a hall with wardrobe, bedroom with wardrobe, fully equipped kitchen, a living room and a south-facing balcony with panoramic views. Amenities: hot and cold air conditioni

Income Breakdown

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Nightly Rate (ADR)
$227/night
50% ($105)Brixfox estimate($227/night)200% ($418)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$18,690
Airbnb data$227/night · 44% occupancy
Rental income
$227/night · 44% occ.
$36,853
Running costs (20%)
Utilities, cleaning, maintenance
-$7,371
Income tax (10%)
Indonesian rental income tax
-$10,319
Property tax
Annual property tax
-$474
Net income
6.9% ROI
$18,690

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$270,652
IMT (transfer tax, investment schedule)$9,160
Imposto de Selo (stamp duty)$2,165
Notary & registration$1,359
Legal / due diligence$4,060
Total acquisition costs$16,743
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,946
($2,152–$5,739)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$315,254

Gross yield (asking)

13.6%

True gross yield (all-in)

11.7%

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.

$1.9M$1.4M$935K$467K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $249K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$303K
+22%
Rental Income
+$91K
Total Position
$394K
+58%
9.6%/yr
Year 10
Capital Value
$369K
+48%
Rental Income
+$197K
Total Position
$566K
+127%
8.6%/yr
Year 20
Capital Value
$546K
+119%
Rental Income
+$462K
Total Position
$1.0M
+305%
7.2%/yr
Year 30
Capital Value
$808K
+224%
Rental Income
+$818K
Total Position
$1.6M
+553%
6.5%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.9% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$209 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 $209 — 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 44% — 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.
6.3%
$1,412/mo
40% occ.
8.4%
$1,896/mo
44% occ.
9.4%
$2,110/mo
current
54% occ.
11.5%
$2,594/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.