T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 2T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 3T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 4T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€489,000

Asking Price (EUR)

7.8%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

12.0%

True Gross Yield

48%

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: €68,114/yr
Average Daily Rate: €390
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 8.9 years
5-yr Capital Value: €642,539
10-yr Capital Value: €781,747
Brixfox Score: 72.7 / 100
Comparable Properties: 20
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€567,087

+16.0% over asking

Asking price€489,000
IMT — Property transfer tax (investment schedule)€26,950
IS — Stamp duty (0.8%)€3,912
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,335
Total acquisition costs€39,447
Renovation (est. €55/m² × 108 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,940
(€3,240–€8,640)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€567,087

Gross yield (asking price)

13.9%

True gross yield (all-in)

12.0%

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: 3
Bathrooms: 3
Building: 108 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

balcony with wooden lattice privacy screenbuddha statue decoroutdoor lanterncommunal swimming pool

Score Breakdown

ROI
24.56
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
4.16
Rental Demand
4.79
Payback Speed
4
STR Suitability
3

Description

Fantastic and spacious flat within walking distance of the beach and short drive from Albufeira Marina. Located in the area of São Rafael. Just a 10 minute drive from the oldest part of town. Located in a small condominium with swimming pool, tennis court, bar and restaurant. The perfect property for holidays, inv

Location

📍 37.0821°N, 8.2773°W

· Albufeira, Algarve, Portugal

View on City Home →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T3 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 9.5% net return annually.

Go to Source via Idealista.pt

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
+14.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$120K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.5%
$4,215/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
10.5 yr
Rental only

Property details

Energy: D
Condition: good

Description

Fantastic and spacious flat within walking distance of the beach and short drive from Albufeira Marina. Located in the area of São Rafael. Just a 10 minute drive from the oldest part of town. Located in a small condominium with swimming pool, tennis court, bar and restaurant. The perfect property for holidays, inv

Income Breakdown

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Nightly Rate (ADR)
$567/night
50% ($261)Brixfox estimate($567/night)200% ($1043)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$50,580
Airbnb data$567/night · 48% occupancy
Rental income
$567/night · 48% occ.
$99,058
Running costs (20%)
Utilities, cleaning, maintenance
-$19,812
Income tax (10%)
Indonesian rental income tax
-$27,736
Property tax
Annual property tax
-$930
Net income
9.5% ROI
$50,580

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$531,522
IMT (transfer tax, investment schedule)$29,293
Imposto de Selo (stamp duty)$4,252
Notary & registration$1,359
Legal / due diligence$7,973
Total acquisition costs$42,877
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,457
($3,522–$9,391)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$616,399

Gross yield (asking)

18.6%

True gross yield (all-in)

16.1%

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.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $489K
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 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$595K
+22%
Rental Income
+$247K
Total Position
$842K
+72%
11.5%/yr
Year 10
Capital Value
$724K
+48%
Rental Income
+$533K
Total Position
$1.3M
+157%
9.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.3M
Total Position
$2.3M
+375%
8.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.2M
Total Position
$3.8M
+677%
7.1%/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
Strong
9.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$522 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

High rental yield at 9.5% — outperforms most villas in this market
Premium nightly rate of $522 — 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 48% — 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.
8.0%
$3,545/mo
40% occ.
10.7%
$4,752/mo
48% occ.
12.9%
$5,701/mo
current
58% occ.
15.6%
$6,908/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.