T4 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água
T4 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 2T4 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 3T4 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 4T4 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 5
Grade Aapartmentmid-range

T4 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€480,000

Asking Price (EUR)

11.1%

True Net Yield (Owner, all-in)

7.7%

True Net Yield (Managed, all-in)

17.1%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €95,658/yr
Average Daily Rate: €601
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 6.1 years
5-yr Capital Value: €630,713
10-yr Capital Value: €767,359
Brixfox Score: 77.4 / 100
Comparable Properties: 10
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€559,735

+16.6% over asking

Asking price€480,000
IMT — Property transfer tax (investment schedule)€26,230
IS — Stamp duty (0.8%)€3,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,200
Total acquisition costs€38,520
Renovation (est. €55/m² × 103 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,665
(€3,090–€8,240)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€559,735

Gross yield (asking price)

19.9%

True gross yield (all-in)

17.1%

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: 4
Bathrooms: 2
Building: 103 m²
Style: contemporary
Condition: good
Year Built: 1987
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone accent wallsarched doorwaysrattan outdoor furnituremodern lighting fixtures

Score Breakdown

ROI
25
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
4.06
Rental Demand
4.36
Payback Speed
5
STR Suitability
3

Description

**2+2 Bedroom Penthouse a Few Meters from the Center of Albufeira** We present this incredible 2+2 bedroom penthouse, located just a few minutes' walk from the historic center of Albufeira and the beaches. With a private terrace that offers a leisure area, laundry and barbecue, this property is the ideal choice for th

Location

📍 37.0876°N, 8.2477°W

· Albufeira, Algarve, Portugal

View on Tripalgarve Real Estate →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T4 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água

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

Grade A investment — short-term rental yields 13.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+18.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$118K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.9%
$6,054/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.2 yr
Rental only

Property details

Year built: 1987
Energy: D
Condition: good

Description

**2+2 Bedroom Penthouse a Few Meters from the Center of Albufeira** We present this incredible 2+2 bedroom penthouse, located just a few minutes' walk from the historic center of Albufeira and the beaches. With a private terrace that offers a leisure area, laundry and barbecue, this property is the ideal choice for th

Income Breakdown

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Nightly Rate (ADR)
$888/night
50% ($409)Brixfox estimate($888/night)200% ($1634)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$72,653
Airbnb data$888/night · 44% occupancy
Rental income
$888/night · 44% occ.
$141,473
Running costs (20%)
Utilities, cleaning, maintenance
-$28,295
Income tax (10%)
Indonesian rental income tax
-$39,612
Property tax
Annual property tax
-$913
Net income
13.9% ROI
$72,653

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$521,739
IMT (transfer tax, investment schedule)$28,511
Imposto de Selo (stamp duty)$4,174
Notary & registration$1,359
Legal / due diligence$7,826
Total acquisition costs$41,870
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,158
($3,359–$8,957)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$608,408

Gross yield (asking)

27.1%

True gross yield (all-in)

23.3%

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.

$5.4M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $480K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$584K
+22%
Rental Income
+$355K
Total Position
$939K
+96%
14.4%/yr
Year 10
Capital Value
$711K
+48%
Rental Income
+$766K
Total Position
$1.5M
+208%
11.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.8M
Total Position
$2.8M
+493%
9.3%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$3.2M
Total Position
$4.7M
+887%
7.9%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.9% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$817 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

High rental yield at 13.9% — outperforms most villas in this market
Premium nightly rate of $817 — 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.
12.9%
$5,597/mo
40% occ.
17.2%
$7,488/mo
44% occ.
18.8%
$8,176/mo
current
54% occ.
23.2%
$10,067/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.