T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 2T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 3T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 4T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 5
apartmentmid-range

T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€489,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, low confidence).

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.

True Investment Cost

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

€566,207

+15.8% over asking

Asking price€489,000
IMT — Property transfer tax (investment schedule)€26,950
IS — Stamp duty (0.8%)€3,912
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,335
Total acquisition costs€39,447
Renovation (est. €55/m² × 92 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,060
(€2,760–€7,360)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€566,207

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: 92 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean-viewmultiple-poolspalm-treesoutdoor-dining-areas

Description

It's all about location at this lovely duplex apartment, located around ten minutes walk to Arrifes Beach (with its famous Restaurant "A Sardinha") and Albufeira Marina and inserted in favoured urbanisation with swimming pool, bar and tennis court, The property is laid out on the top two floors of a small block and be

Location

📍 37.0796°N, 8.2775°W

· Albufeira, Algarve, Portugal

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

T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

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

Grade C — 5%/yr capital appreciation in Albufeira.

Go to Source via Idealista.pt

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+4.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$120K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-78/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2000
Energy: D
Condition: good

Description

It's all about location at this lovely duplex apartment, located around ten minutes walk to Arrifes Beach (with its famous Restaurant "A Sardinha") and Albufeira Marina and inserted in favoured urbanisation with swimming pool, bar and tennis court, The property is laid out on the top two floors of a small block and be

Income Breakdown

Short-Term Rental

No STR data available for this property

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$531,522
IMT (transfer tax, investment schedule)$29,293
Imposto de Selo (stamp duty)$4,252
Notary & registration$1,359
Legal / due diligence$7,973
Total acquisition costs$42,877
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,500
($3,000–$8,000)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$615,442

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.

$1.7M$1.3M$856K$428K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $489K
Capital appreciation
Property value growing at +4%/yr based on Albufeira market trends.
Year 5
Capital Value
$595K
+22%
Year 10
Capital Value
$724K
+48%
Year 20
Capital Value
$1.1M
+119%
Year 30
Capital Value
$1.6M
+224%

Location

Albufeira

Central Algarve, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of -0.2% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

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.