T2 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
T2 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 2T2 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 3T2 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 4T2 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 5
Grade Bapartmentluxury

T2 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.3M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

48%

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: €48,675/yr
Average Daily Rate: €279
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 33.1 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 57.3 / 100
Comparable Properties: 25
Data Confidence: 83%
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

+13.2% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,125
IS — Stamp duty (0.8%)€10,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,425
Total acquisition costs€128,160
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.3%

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: 125 m²
Land: 45.9 m²
Style: contemporary
Condition: new-build
Year Built: 2022
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved architectural designexpansive outdoor living spacesresort-style amenitiesmodern interior finishes

Score Breakdown

ROI
11.29
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
1.22
Rental Demand
4.78
Payback Speed
0
STR Suitability
3

Description

This magnificent apartment built with high-quality finishes and an exceptional design, is located in the W Residences Algarve, a brand-new luxury beachfront resort in the heart of the Algarve. On entering the apartment, you are greeted by a stylish open plan kitchen, dining room and living area, comprising of suspended

Location

📍 37.0812°N, 8.3029°W

· Albufeira, Algarve, Portugal

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

T2 flat in Sesmarias, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
125 m²
Land Plot
45.9 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$319K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$2,852/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
41.1 yr
Rental only

Property details

Year built: 2022
Energy: B
Condition: new-build

Description

This magnificent apartment built with high-quality finishes and an exceptional design, is located in the W Residences Algarve, a brand-new luxury beachfront resort in the heart of the Algarve. On entering the apartment, you are greeted by a stylish open plan kitchen, dining room and living area, comprising of suspended

Income Breakdown

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Nightly Rate (ADR)
$404/night
50% ($186)Brixfox estimate($404/night)200% ($743)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$34,221
Airbnb data$404/night · 48% occupancy
Rental income
$404/night · 48% occ.
$70,547
Running costs (20%)
Utilities, cleaning, maintenance
-$14,109
Income tax (10%)
Indonesian rental income tax
-$19,753
Property tax
Annual property tax
-$2,463
Net income
2.4% ROI
$34,221

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$1,407,609
IMT (transfer tax, investment schedule)$105,571
Imposto de Selo (stamp duty)$11,261
Notary & registration$1,359
Legal / due diligence$21,114
Total acquisition costs$139,304
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$1,593,054

Gross yield (asking)

5.0%

True gross yield (all-in)

4.4%

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.

$6.6M$4.9M$3.3M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 28: 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
$1.6M
+22%
Rental Income
+$167K
Total Position
$1.7M
+35%
6.1%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$361K
Total Position
$2.3M
+76%
5.8%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$846K
Total Position
$3.7M
+184%
5.4%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$1.5M
Total Position
$5.7M
+340%
5.1%/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
Weak
2.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$372 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
46 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $372 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% 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.
2.0%
$2,375/mo
40% occ.
2.8%
$3,235/mo
48% occ.
3.3%
$3,910/mo
current
58% occ.
4.1%
$4,770/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.