T1 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
T1 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 2T1 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 3T1 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 4T1 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T1 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€489,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

44%

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: €26,717/yr
Average Daily Rate: €168
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 22.6 years
5-yr Capital Value: €642,539
10-yr Capital Value: €781,747
Brixfox Score: 61.2 / 100
Comparable Properties: 96
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.

€553,502

+13.2% 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 × 101 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,555
(€3,030–€8,080)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€553,502

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.8%

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: 2
Building: 101 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with wooden lattice privacy screenoutdoor lounge areabuddha statue niche

Score Breakdown

ROI
14.59
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
4.02
Rental Demand
4.36
Payback Speed
1
STR Suitability
3

Description

Excellent and cozy 1 + 2 bedroom apartment converted into a spacious 3 bedroom apartment, located in a quiet area, just 10 minutes from the stunning São Rafael beach, the urbanization has a swimming pool and tennis court. Upon entering you have an entrance hall that leads to a fully equipped kitchen, pantry and a large

Location

📍 37.0800°N, 8.2771°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T1 flat in São Rafael, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 3.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+8.6%
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
3.6%
$1,615/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
27.4 yr
Rental only

Property details

Energy: D
Condition: good

Description

Excellent and cozy 1 + 2 bedroom apartment converted into a spacious 3 bedroom apartment, located in a quiet area, just 10 minutes from the stunning São Rafael beach, the urbanization has a swimming pool and tennis court. Upon entering you have an entrance hall that leads to a fully equipped kitchen, pantry and a large

Income Breakdown

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Nightly Rate (ADR)
$245/night
50% ($113)Brixfox estimate($245/night)200% ($452)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$19,385
Airbnb data$245/night · 44% occupancy
Rental income
$245/night · 44% occ.
$39,067
Running costs (20%)
Utilities, cleaning, maintenance
-$7,813
Income tax (10%)
Indonesian rental income tax
-$10,939
Property tax
Annual property tax
-$930
Net income
3.6% ROI
$19,385

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.		$6,038
($3,293–$8,783)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$601,633

Gross yield (asking)

7.4%

True gross yield (all-in)

6.5%

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.

$2.8M$2.1M$1.4M$700K$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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$595K
+22%
Rental Income
+$95K
Total Position
$690K
+41%
7.1%/yr
Year 10
Capital Value
$724K
+48%
Rental Income
+$204K
Total Position
$928K
+90%
6.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$479K
Total Position
$1.6M
+217%
5.9%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$848K
Total Position
$2.4M
+398%
5.5%/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
Average
3.6% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$226 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

Premium nightly rate of $226 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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.
3.4%
$1,490/mo
40% occ.
4.5%
$2,012/mo
44% occ.
5.0%
$2,201/mo
current
54% occ.
6.1%
$2,724/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.