T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água
T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€295,000

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

9.6%

True Gross Yield

40%

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: €33,027/yr
Average Daily Rate: €224
-8.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%), Has view (+10%)
Payback Period: 11.1 years
5-yr Capital Value: €387,626
10-yr Capital Value: €471,606
Brixfox Score: 68 / 100
Comparable Properties: 93
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.

€345,497

+17.1% over asking

Asking price€295,000
IMT — Property transfer tax (investment schedule)€11,647
IS — Stamp duty (0.8%)€2,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,425
Total acquisition costs€19,682
Renovation (est. €55/m² × 63 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,465
(€1,890–€5,040)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€345,497

Gross yield (asking price)

11.2%

True gross yield (all-in)

9.6%

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: 1
Building: 63 m²
Style: dated
Condition: good
Year Built: 1989
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

spiral exterior staircasebalcony with BBQ

Score Breakdown

ROI
21.66
Visual Appeal
8.8
Ownership Security
13
Location
10.2
Land & Space
3.26
Rental Demand
4.04
Payback Speed
4
STR Suitability
3

Description

This pleasant 1+1 bedroom apartment, situated in a quiet area of Albufeira, is ideal for both permanent living and a holiday home or investment. The property has a bright living room in open space, integrated with a fully equipped kitchen, offering a functional and welcoming environment. The living room gives access t

Location

📍 37.0986°N, 8.2261°W

· Albufeira, Algarve, Portugal

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

T2 flat in Montechoro, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 7.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$73K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$2,035/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.1 yr
Rental only

Property details

Year built: 1989
Energy: D
Condition: good

Description

This pleasant 1+1 bedroom apartment, situated in a quiet area of Albufeira, is ideal for both permanent living and a holiday home or investment. The property has a bright living room in open space, integrated with a fully equipped kitchen, offering a functional and welcoming environment. The living room gives access t

Income Breakdown

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Nightly Rate (ADR)
$325/night
50% ($150)Brixfox estimate($325/night)200% ($599)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$24,418
Airbnb data$325/night · 40% occupancy
Rental income
$325/night · 40% occ.
$48,036
Running costs (20%)
Utilities, cleaning, maintenance
-$9,607
Income tax (10%)
Indonesian rental income tax
-$13,450
Property tax
Annual property tax
-$561
Net income
7.6% ROI
$24,418

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$320,652
IMT (transfer tax, investment schedule)$12,660
Imposto de Selo (stamp duty)$2,565
Notary & registration$1,359
Legal / due diligence$4,810
Total acquisition costs$21,393
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,766
($2,054–$5,478)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$375,540

Gross yield (asking)

15.0%

True gross yield (all-in)

12.8%

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.

$2.3M$1.7M$1.2M$582K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $295K
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 12: 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
$359K
+22%
Rental Income
+$119K
Total Position
$478K
+62%
10.1%/yr
Year 10
Capital Value
$437K
+48%
Rental Income
+$258K
Total Position
$694K
+135%
8.9%/yr
Year 20
Capital Value
$646K
+119%
Rental Income
+$604K
Total Position
$1.3M
+324%
7.5%/yr
Year 30
Capital Value
$957K
+224%
Rental Income
+$1.1M
Total Position
$2.0M
+587%
6.6%/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
Good
7.6% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$299 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $299 — 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 40% — 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.
7.6%
$2,032/mo
40% occ.
10.2%
$2,725/mo
current
40% occ.
10.3%
$2,755/mo
current
50% occ.
12.9%
$3,448/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.