T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água
T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 2T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 3T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 4T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€195,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

10.8%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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.

Projected Gross Revenue: €25,217/yr
Average Daily Rate: €146
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 9.7 years
5-yr Capital Value: €256,227
10-yr Capital Value: €311,739
Brixfox Score: 72.8 / 100
Comparable Properties: 77
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€232,607

+19.3% over asking

Asking price€195,000
IMT — Property transfer tax (investment schedule)€4,647
IS — Stamp duty (0.8%)€1,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,925
Total acquisition costs€10,382
Renovation (est. €55/m² × 95 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,225
(€2,850–€7,600)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€232,607

Gross yield (asking price)

12.9%

True gross yield (all-in)

10.8%

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: 1
Bathrooms: 1
Building: 95 m²
Style: contemporary
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large resort-style pool areamodern curved architecturefountain at entrance

Score Breakdown

ROI
23.74
Visual Appeal
10.2
Ownership Security
13
Location
10.2
Land & Space
3.9
Rental Demand
4.73
Payback Speed
4
STR Suitability
3

Description

1 bedroom apartment with 4% annual yield in Albufeira at the Aparthotel Paraíso de Albufeira is located in the prime area of the city of Albufeira (new part), just a few meters from Albufeira Town Hall and close to the beach. Specific features: - 95m² gross area, - T1 - 1 bathroom - Second hand/good condition - Built

Location

📍 37.0872°N, 8.2257°W

· Albufeira, Algarve, Portugal

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Albufeira / Central Algarve

T1 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
95 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.8% net return annually.

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The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+13.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$48K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$1,551/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.4 yr
Rental only

Property details

Energy: C
Condition: good

Description

1 bedroom apartment with 4% annual yield in Albufeira at the Aparthotel Paraíso de Albufeira is located in the prime area of the city of Albufeira (new part), just a few meters from Albufeira Town Hall and close to the beach. Specific features: - 95m² gross area, - T1 - 1 bathroom - Second hand/good condition - Built

Income Breakdown

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Nightly Rate (ADR)
$212/night
50% ($97)Brixfox estimate($212/night)200% ($389)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$18,611
Airbnb data$212/night · 47% occupancy
Rental income
$212/night · 47% occ.
$36,503
Running costs (20%)
Utilities, cleaning, maintenance
-$7,301
Income tax (10%)
Indonesian rental income tax
-$10,221
Property tax
Annual property tax
-$371
Net income
8.8% ROI
$18,611

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$211,957
IMT (transfer tax, investment schedule)$5,051
Imposto de Selo (stamp duty)$1,696
Notary & registration$1,359
Legal / due diligence$3,179
Total acquisition costs$11,285
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,679
($3,098–$8,261)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$252,834

Gross yield (asking)

17.2%

True gross yield (all-in)

14.4%

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$1.2M$832K$416K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $195K
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 10: 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
$237K
+22%
Rental Income
+$91K
Total Position
$328K
+68%
11.0%/yr
Year 10
Capital Value
$289K
+48%
Rental Income
+$196K
Total Position
$485K
+149%
9.5%/yr
Year 20
Capital Value
$427K
+119%
Rental Income
+$460K
Total Position
$887K
+355%
7.9%/yr
Year 30
Capital Value
$632K
+224%
Rental Income
+$815K
Total Position
$1.4M
+642%
6.9%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$195 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

High rental yield at 8.8% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
7.5%
$1,321/mo
40% occ.
10.0%
$1,771/mo
47% occ.
11.9%
$2,098/mo
current
57% occ.
14.4%
$2,549/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.