T4 flat in Rua Gil Vicente, 17, Centro da Cidade, Albufeira, Albufeira e Olhos de Água
T4 flat in Rua Gil Vicente, 17, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 2T4 flat in Rua Gil Vicente, 17, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 3T4 flat in Rua Gil Vicente, 17, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 4T4 flat in Rua Gil Vicente, 17, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentbudget

T4 flat in Rua Gil Vicente, 17, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€375,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

9.0%

True Gross Yield

38%

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: €41,068/yr
Average Daily Rate: €297
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 11.3 years
5-yr Capital Value: €492,744
10-yr Capital Value: €599,499
Brixfox Score: 65.9 / 100
Comparable Properties: 12
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€457,755

+22.1% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €350/m² × 90 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€31,500
(€22,500–€40,500)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€23,550
All-in investment (incl. renovation & furnishing)€457,755

Gross yield (asking price)

10.9%

True gross yield (all-in)

9.0%

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: 90 m²
Style: dated
Condition: fair
Year Built: 1986
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wooden staircasetraditional dark wood furniture

Score Breakdown

ROI
21.35
Visual Appeal
6.8
Ownership Security
13
Location
10.2
Land & Space
3.8
Rental Demand
3.79
Payback Speed
4
STR Suitability
3

Description

This flat that is more similar to a house due to the fact that, not only does it not have neighbours above and has its own entrance apart from the other fractions of the building where it is located and for the detail of having two floors, it consists of an entrance hall, kitchen (which is currently not in use), living

Location

📍 37.0900°N, 8.2484°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T4 flat in Rua Gil Vicente, 17, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 7.4% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$92K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$2,527/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
13.4 yr
Rental only

Property details

Year built: 1986
Energy: D
Condition: fair

Description

This flat that is more similar to a house due to the fact that, not only does it not have neighbours above and has its own entrance apart from the other fractions of the building where it is located and for the detail of having two floors, it consists of an entrance hall, kitchen (which is currently not in use), living

Income Breakdown

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Nightly Rate (ADR)
$431/night
50% ($198)Brixfox estimate($431/night)200% ($793)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$30,321
Airbnb data$431/night · 38% occupancy
Rental income
$431/night · 38% occ.
$59,680
Running costs (20%)
Utilities, cleaning, maintenance
-$11,936
Income tax (10%)
Indonesian rental income tax
-$16,711
Property tax
Annual property tax
-$713
Net income
7.4% ROI
$30,321

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$407,609
IMT (transfer tax, investment schedule)$19,380
Imposto de Selo (stamp duty)$3,261
Notary & registration$1,359
Legal / due diligence$6,114
Total acquisition costs$30,114
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$34,239
($24,457–$44,022)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$497,560

Gross yield (asking)

14.6%

True gross yield (all-in)

12.0%

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.

$2.9M$2.2M$1.5M$731K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 12: 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
$456K
+22%
Rental Income
+$148K
Total Position
$604K
+61%
10.0%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$320K
Total Position
$875K
+133%
8.8%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$750K
Total Position
$1.6M
+319%
7.4%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.3M
Total Position
$2.5M
+578%
6.6%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$397 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $397 — 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 38% — 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.
7.9%
$2,694/mo
40% occ.
10.6%
$3,611/mo
38% occ.
10.1%
$3,422/mo
current
48% occ.
12.8%
$4,340/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.