T1 flat in Rua do Município, 1, Centro da Cidade, Albufeira, Albufeira e Olhos de Água
T1 flat in Rua do Município, 1, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 2
Grade Bapartmentbudget

T1 flat in Rua do Município, 1, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€220,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €11,408/yr
Average Daily Rate: €69
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 23.8 years
5-yr Capital Value: €289,077
10-yr Capital Value: €351,706
Brixfox Score: 56 / 100
Comparable Properties: 87
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€327,207

+48.7% over asking

Asking price€220,000
IMT — Property transfer tax (investment schedule)€6,397
IS — Stamp duty (0.8%)€1,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,300
Total acquisition costs€12,707
Renovation (est. €900/m² × 90 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€81,000
(€63,000–€99,000)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€327,207

Gross yield (asking price)

5.2%

True gross yield (all-in)

3.5%

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: 90 m²
Style: dated
Condition: needs-renovation
Year Built: 2007
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.24
Visual Appeal
6.2
Ownership Security
13
Location
10.2
Land & Space
3.8
Rental Demand
4.56
Payback Speed
1
STR Suitability
3

Description

Exclusive Opportunity in the Algarve – T1 Official Apartment at Aparthotel Paraíso de Albufeira I am Hélder Falcão, a specialist in real estate investment in the Algarve. T1 apartment sold directly by Aparthotel Paraíso de Albufeira (Rua do Município 1, Centro, Albufeira). Area: 90 m² gross / 70 m² net Price: €220,0

Location

📍 37.0914°N, 8.2393°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T1 flat in Rua do Município, 1, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 3.5% 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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$54K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$688/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
29.0 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: needs-renovation

Description

Exclusive Opportunity in the Algarve – T1 Official Apartment at Aparthotel Paraíso de Albufeira I am Hélder Falcão, a specialist in real estate investment in the Algarve. T1 apartment sold directly by Aparthotel Paraíso de Albufeira (Rua do Município 1, Centro, Albufeira). Area: 90 m² gross / 70 m² net Price: €220,0

Income Breakdown

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Nightly Rate (ADR)
$100/night
50% ($46)Brixfox estimate($100/night)200% ($184)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$8,254
Airbnb data$100/night · 46% occupancy
Rental income
$100/night · 46% occ.
$16,677
Running costs (20%)
Utilities, cleaning, maintenance
-$3,335
Income tax (10%)
Indonesian rental income tax
-$4,670
Property tax
Annual property tax
-$418
Net income
3.5% ROI
$8,254

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$239,130
IMT (transfer tax, investment schedule)$6,953
Imposto de Selo (stamp duty)$1,913
Notary & registration$1,359
Legal / due diligence$3,587
Total acquisition costs$13,812
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$88,043
($68,478–$107,609)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$355,660

Gross yield (asking)

7.0%

True gross yield (all-in)

4.7%

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.

$1.2M$927K$618K$309K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $220K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$268K
+22%
Rental Income
+$40K
Total Position
$308K
+40%
7.0%/yr
Year 10
Capital Value
$326K
+48%
Rental Income
+$87K
Total Position
$413K
+88%
6.5%/yr
Year 20
Capital Value
$482K
+119%
Rental Income
+$204K
Total Position
$686K
+212%
5.9%/yr
Year 30
Capital Value
$714K
+224%
Rental Income
+$361K
Total Position
$1.1M
+389%
5.4%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Average
$92 per night
Visual Appeal
Weak
2/10 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 3.5% 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.
3.0%
$605/mo
40% occ.
4.1%
$819/mo
46% occ.
4.7%
$938/mo
current
56% occ.
5.8%
$1,151/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.