T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água
T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 2T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 3T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 4T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.4M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €34,294/yr
Average Daily Rate: €197
Payback Period: 48.8 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 55.5 / 100
Comparable Properties: 24
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+11.7% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€101,250
IS — Stamp duty (0.8%)€10,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,250
Total acquisition costs€133,550
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

2.5%

True gross yield (all-in)

2.3%

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: 2
Bathrooms: 2
Building: 120 m²
Style: modern
Condition: excellent
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated appliancesopen-plan living/kitchen

Score Breakdown

ROI
9.93
Visual Appeal
10.2
Ownership Security
13
Location
10.2
Land & Space
4.4
Rental Demand
4.77
Payback Speed
0
STR Suitability
3

Description

Apartment for Sale in a 5* Luxury Development The Ocean Tourist Apartments represent the latest phase of construction and expansion of the hotel, offering space, comfort and a privileged location within the development. Located close to the beach access and hotel services, these apartments have large terraces, providi

Location

📍 37.0925°N, 8.1500°W

· Albufeira, Algarve, Portugal

View on Patricia Taylor Imóveis lda →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T2 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 1.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$332K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.6%
$1,951/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
62.7 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

Apartment for Sale in a 5* Luxury Development The Ocean Tourist Apartments represent the latest phase of construction and expansion of the hotel, offering space, comfort and a privileged location within the development. Located close to the beach access and hotel services, these apartments have large terraces, providi

Income Breakdown

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Nightly Rate (ADR)
$287/night
50% ($132)Brixfox estimate($287/night)200% ($527)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$23,412
Airbnb data$287/night · 48% occupancy
Rental income
$287/night · 48% occ.
$49,962
Running costs (20%)
Utilities, cleaning, maintenance
-$9,992
Income tax (10%)
Indonesian rental income tax
-$13,989
Property tax
Annual property tax
-$2,568
Net income
1.6% ROI
$23,412

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$1,467,391
IMT (transfer tax, investment schedule)$110,054
Imposto de Selo (stamp duty)$11,739
Notary & registration$1,359
Legal / due diligence$22,011
Total acquisition costs$145,163
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$1,639,565

Gross yield (asking)

3.4%

True gross yield (all-in)

3.0%

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.

$6.2M$4.7M$3.1M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.4M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$114K
Total Position
$1.8M
+30%
5.4%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$247K
Total Position
$2.2M
+66%
5.2%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$579K
Total Position
$3.5M
+162%
4.9%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$1.0M
Total Position
$5.4M
+300%
4.7%/yr

Location

Albufeira

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.6% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$264 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 $264 — 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 1.6% is below 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.
1.3%
$1,617/mo
40% occ.
1.8%
$2,227/mo
48% occ.
2.2%
$2,700/mo
current
58% occ.
2.7%
$3,311/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.