T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 2T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 3T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 4T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€420,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

37%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €17,692/yr
Average Daily Rate: €131
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 29.7 years
5-yr Capital Value: €551,874
10-yr Capital Value: €671,439
Brixfox Score: 55.4 / 100
Comparable Properties: 15
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€479,125

+14.1% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation (est. €55/m² × 87 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,785
(€2,610–€6,960)
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)€479,125

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.7%

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: 87 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese chimneyslarge communal pool areabalcony with outdoor dining

Score Breakdown

ROI
11.78
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
3.74
Rental Demand
3.7
Payback Speed
0
STR Suitability
3

Description

Cozy apartment within walking distance of Galé beach. It consists of a spacious living room with a fireplace, an equipped kitchen, one bedroom, a bathroom, an interior compartment converted into a second bedroom, and a storage room. From the living room, there is access to the west-facing terrace, which features a dini

Location

📍 37.0807°N, 8.3024°W

· Albufeira, Algarve, Portugal

View on Engel & Völkers Albufeira →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T1 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 2.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$103K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$1,041/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
36.5 yr
Rental only

Property details

Energy: D
Condition: good

Description

Cozy apartment within walking distance of Galé beach. It consists of a spacious living room with a fireplace, an equipped kitchen, one bedroom, a bathroom, an interior compartment converted into a second bedroom, and a storage room. From the living room, there is access to the west-facing terrace, which features a dini

Income Breakdown

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Nightly Rate (ADR)
$189/night
50% ($87)Brixfox estimate($189/night)200% ($348)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$12,497
Airbnb data$189/night · 37% occupancy
Rental income
$189/night · 37% occ.
$25,568
Running costs (20%)
Utilities, cleaning, maintenance
-$5,114
Income tax (10%)
Indonesian rental income tax
-$7,159
Property tax
Annual property tax
-$799
Net income
2.7% ROI
$12,497

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$456,522
IMT (transfer tax, investment schedule)$23,293
Imposto de Selo (stamp duty)$3,652
Notary & registration$1,359
Legal / due diligence$6,848
Total acquisition costs$35,152
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,201
($2,837–$7,565)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$520,788

Gross yield (asking)

5.6%

True gross yield (all-in)

4.9%

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.

$2.2M$1.6M$1.1M$549K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $420K
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$511K
+22%
Rental Income
+$61K
Total Position
$572K
+36%
6.4%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$132K
Total Position
$754K
+79%
6.0%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$309K
Total Position
$1.2M
+193%
5.5%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$547K
Total Position
$1.9M
+355%
5.2%/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
2.7% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$174 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.7% 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.
3.0%
$1,143/mo
40% occ.
4.1%
$1,546/mo
37% occ.
3.7%
$1,425/mo
current
47% occ.
4.8%
$1,828/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.