T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água
T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água — image 2T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água — image 3T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água — image 4T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€442,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

44%

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: €30,358/yr
Average Daily Rate: €187
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 18.1 years
5-yr Capital Value: €580,781
10-yr Capital Value: €706,609
Brixfox Score: 65.7 / 100
Comparable Properties: 95
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€496,106

+12.2% over asking

Asking price€442,000
IMT — Property transfer tax (investment schedule)€23,190
IS — Stamp duty (0.8%)€3,536
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,630
Total acquisition costs€34,606
Renovation€0 — move-in ready
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)€496,106

Gross yield (asking price)

6.9%

True gross yield (all-in)

6.1%

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: 61 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean viewmodern open-plan living

Score Breakdown

ROI
16.25
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
3.22
Rental Demand
4.44
Payback Speed
2
STR Suitability
3

Description

New 1 bedroom apartment with pool and sea view - Albufeira New apartment in a condominium located in a residential area just a 6-minute drive from the centre of Albufeira, 3 minutes from the marina and 5 minutes from the beach. It comprises a living-dining room with kitchenette, 1 bedroom and 1 bathroom. The living roo

Location

📍 37.0935°N, 8.2630°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T1 flat in Páteo, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 4.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$109K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$1,836/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.8 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: excellent

Description

New 1 bedroom apartment with pool and sea view - Albufeira New apartment in a condominium located in a residential area just a 6-minute drive from the centre of Albufeira, 3 minutes from the marina and 5 minutes from the beach. It comprises a living-dining room with kitchenette, 1 bedroom and 1 bathroom. The living roo

Income Breakdown

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Nightly Rate (ADR)
$271/night
50% ($125)Brixfox estimate($271/night)200% ($499)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$22,031
Airbnb data$271/night · 44% occupancy
Rental income
$271/night · 44% occ.
$43,985
Running costs (20%)
Utilities, cleaning, maintenance
-$8,797
Income tax (10%)
Indonesian rental income tax
-$12,316
Property tax
Annual property tax
-$841
Net income
4.6% ROI
$22,031

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$480,435
IMT (transfer tax, investment schedule)$25,207
Imposto de Selo (stamp duty)$3,843
Notary & registration$1,359
Legal / due diligence$7,207
Total acquisition costs$37,615
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$539,246

Gross yield (asking)

9.2%

True gross yield (all-in)

8.2%

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$689K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $442K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$538K
+22%
Rental Income
+$108K
Total Position
$645K
+46%
7.9%/yr
Year 10
Capital Value
$654K
+48%
Rental Income
+$232K
Total Position
$887K
+101%
7.2%/yr
Year 20
Capital Value
$968K
+119%
Rental Income
+$545K
Total Position
$1.5M
+242%
6.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$964K
Total Position
$2.4M
+443%
5.8%/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
4.6% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$250 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 $250 — 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 4.6% 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.
4.2%
$1,663/mo
40% occ.
5.6%
$2,241/mo
44% occ.
6.2%
$2,496/mo
current
54% occ.
7.7%
$3,074/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.