T2 flat in Rua do Município, 31, Centro da Cidade, Albufeira, Albufeira e Olhos de Água
T2 flat in Rua do Município, 31, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Rua do Município, 31, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Rua do Município, 31, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Rua do Município, 31, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentbudget

T2 flat in Rua do Município, 31, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€290,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

50%

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: €34,083/yr
Average Daily Rate: €186
-20.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%), Has view (+10%), Budget finish (-12%)
Payback Period: 10.6 years
5-yr Capital Value: €381,056
10-yr Capital Value: €463,613
Brixfox Score: 71.8 / 100
Comparable Properties: 89
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.

€366,367

+26.3% over asking

Asking price€290,000
IMT — Property transfer tax (investment schedule)€11,297
IS — Stamp duty (0.8%)€2,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,350
Total acquisition costs€19,217
Renovation (est. €350/m² × 108 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€37,800
(€27,000–€48,600)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,350
All-in investment (incl. renovation & furnishing)€366,367

Gross yield (asking price)

11.8%

True gross yield (all-in)

9.3%

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: 108 m²
Style: dated
Condition: fair
Year Built: 2003
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved balconysea view

Score Breakdown

ROI
22.28
Visual Appeal
10.2
Ownership Security
13
Location
10.2
Land & Space
4.16
Rental Demand
5.01
Payback Speed
4
STR Suitability
3

Description

2 bedroom apartment | Albufeira Paradise • Typology: 2 bedroom apartment • Location: Hotel Paraíso de Albufeira, 10 min from the beach and historic center • 2 bedrooms + 2 full bathrooms • Private balcony south oriented • Equipped and functional kitchenette • Fully furnished and air-conditioned • Outdoor pool type pond

Location

📍 37.0920°N, 8.2379°W

· Albufeira, Algarve, Portugal

View on Equipa Tiago Cepa - RE/MAX Collection Somos →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T2 flat in Rua do Município, 31, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 8.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$71K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$2,090/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
12.6 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: fair

Description

2 bedroom apartment | Albufeira Paradise • Typology: 2 bedroom apartment • Location: Hotel Paraíso de Albufeira, 10 min from the beach and historic center • 2 bedrooms + 2 full bathrooms • Private balcony south oriented • Equipped and functional kitchenette • Fully furnished and air-conditioned • Outdoor pool type pond

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$270/night
50% ($124)Brixfox estimate($270/night)200% ($496)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$25,086
Airbnb data$270/night · 50% occupancy
Rental income
$270/night · 50% occ.
$49,302
Running costs (20%)
Utilities, cleaning, maintenance
-$9,860
Income tax (10%)
Indonesian rental income tax
-$13,805
Property tax
Annual property tax
-$552
Net income
8.0% ROI
$25,086

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$315,217
IMT (transfer tax, investment schedule)$12,279
Imposto de Selo (stamp duty)$2,522
Notary & registration$1,359
Legal / due diligence$4,728
Total acquisition costs$20,888
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$41,087
($29,348–$52,826)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,033
All-in investment$398,225

Gross yield (asking)

15.6%

True gross yield (all-in)

12.4%

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.

$2.3M$1.8M$1.2M$586K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $290K
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 11: 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
$353K
+22%
Rental Income
+$123K
Total Position
$475K
+64%
10.4%/yr
Year 10
Capital Value
$429K
+48%
Rental Income
+$265K
Total Position
$694K
+139%
9.1%/yr
Year 20
Capital Value
$635K
+119%
Rental Income
+$620K
Total Position
$1.3M
+333%
7.6%/yr
Year 30
Capital Value
$941K
+224%
Rental Income
+$1.1M
Total Position
$2.0M
+603%
6.7%/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
8.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$248 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $248 — 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 50% — 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.
6.4%
$1,681/mo
40% occ.
8.6%
$2,256/mo
50% occ.
10.8%
$2,830/mo
current
60% occ.
13.0%
$3,405/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.