T3 flat in Caminho do Paiva, Vale de Carros, Olhos de Água, Albufeira e Olhos de Água
T3 flat in Caminho do Paiva, Vale de Carros, Olhos de Água, Albufeira e Olhos de Água — image 2T3 flat in Caminho do Paiva, Vale de Carros, Olhos de Água, Albufeira e Olhos de Água — image 3T3 flat in Caminho do Paiva, Vale de Carros, Olhos de Água, Albufeira e Olhos de Água — image 4T3 flat in Caminho do Paiva, Vale de Carros, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T3 flat in Caminho do Paiva, Vale de Carros, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.1M

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

47%

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 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €60,116/yr
Average Daily Rate: €350
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 21.4 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 64.3 / 100
Comparable Properties: 7
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€1.2M

+12.1% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€63,000
IS — Stamp duty (0.8%)€8,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,750
Total acquisition costs€88,400
Renovation (est. €55/m² × 158 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,690
(€4,740–€12,640)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

5.7%

True gross yield (all-in)

5.1%

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: 3
Bathrooms: 3
Building: 158 m²
Style: portuguese-traditional
Condition: good
Year Built: 2008
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architectureprivate balconies/patioslush green lawn

Score Breakdown

ROI
14.99
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
5.16
Rental Demand
4.7
Payback Speed
1
STR Suitability
3

Description

Three bedroom ground floor apartment facing the golf course, in one of the most well known resorts in the Algarve. This apartment is composed of entrance hall, leading to the kitchen, laundry room, a large open living / dining room with access to the exterior garden, and two ensuite bedrooms on the right side. To the l

Location

📍 37.1019°N, 8.1662°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T3 flat in Caminho do Paiva, Vale de Carros, Olhos de Água, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$258K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$3,682/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.8 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

Three bedroom ground floor apartment facing the golf course, in one of the most well known resorts in the Algarve. This apartment is composed of entrance hall, leading to the kitchen, laundry room, a large open living / dining room with access to the exterior garden, and two ensuite bedrooms on the right side. To the l

Income Breakdown

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Nightly Rate (ADR)
$517/night
50% ($238)Brixfox estimate($517/night)200% ($952)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$44,180
Airbnb data$517/night · 47% occupancy
Rental income
$517/night · 47% occ.
$88,803
Running costs (20%)
Utilities, cleaning, maintenance
-$17,761
Income tax (10%)
Indonesian rental income tax
-$24,865
Property tax
Annual property tax
-$1,997
Net income
3.9% ROI
$44,180

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$1,141,304
IMT (transfer tax, investment schedule)$68,478
Imposto de Selo (stamp duty)$9,130
Notary & registration$1,359
Legal / due diligence$17,120
Total acquisition costs$96,087
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,446
($5,152–$13,739)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,279,663

Gross yield (asking)

7.8%

True gross yield (all-in)

6.9%

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.

$6.1M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$216K
Total Position
$1.5M
+42%
7.3%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$466K
Total Position
$2.0M
+92%
6.8%/yr
Year 20
Capital Value
$2.3M
+119%
Rental Income
+$1.1M
Total Position
$3.4M
+223%
6.0%/yr
Year 30
Capital Value
$3.4M
+224%
Rental Income
+$1.9M
Total Position
$5.3M
+409%
5.6%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$476 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 $476 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.9% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.3%
$3,139/mo
40% occ.
4.5%
$4,240/mo
47% occ.
5.3%
$5,014/mo
current
57% occ.
6.4%
$6,115/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.