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 B+apartmentmid-range

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

Albufeira · Central Algarve ·

€369,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €26,520/yr
Average Daily Rate: €175
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 17.3 years
5-yr Capital Value: €484,861
10-yr Capital Value: €589,907
Brixfox Score: 65.8 / 100
Comparable Properties: 82
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€418,087

+13.3% over asking

Asking price€369,000
IMT — Property transfer tax (investment schedule)€17,350
IS — Stamp duty (0.8%)€2,952
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,535
Total acquisition costs€27,087
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€418,087

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.3%

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: 1
Bathrooms: 1
Building: 116 m²
Style: contemporary
Condition: excellent
Year Built: 2008
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved rooflineslarge communal poolsea views

Score Breakdown

ROI
16.7
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
4.32
Rental Demand
4.15
Payback Speed
2
STR Suitability
3

Description

Excellent 1 bedroom apartment in a gated community with saltwater swimming pool near the old town of Albufeira and the Marina. The apartment consists of entrance hall, giving access to the bedroom, full bathroom, a fully equipped kitchen with access to a first balcony and a living/dining room giving access to a terrac

Location

📍 37.0860°N, 8.2796°W

· Albufeira, Algarve, Portugal

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

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

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

Grade B+ investment — short-term rental yields 4.8% 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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$91K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$1,616/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
20.7 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: excellent

Description

Excellent 1 bedroom apartment in a gated community with saltwater swimming pool near the old town of Albufeira and the Marina. The apartment consists of entrance hall, giving access to the bedroom, full bathroom, a fully equipped kitchen with access to a first balcony and a living/dining room giving access to a terrac

Income Breakdown

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Nightly Rate (ADR)
$255/night
50% ($117)Brixfox estimate($255/night)200% ($470)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$19,393
Airbnb data$255/night · 41% occupancy
Rental income
$255/night · 41% occ.
$38,643
Running costs (20%)
Utilities, cleaning, maintenance
-$7,729
Income tax (10%)
Indonesian rental income tax
-$10,820
Property tax
Annual property tax
-$702
Net income
4.8% ROI
$19,393

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$401,087
IMT (transfer tax, investment schedule)$18,859
Imposto de Selo (stamp duty)$3,209
Notary & registration$1,359
Legal / due diligence$6,016
Total acquisition costs$29,442
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$454,442

Gross yield (asking)

9.6%

True gross yield (all-in)

8.5%

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.

$2.4M$1.8M$1.2M$588K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $369K
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 17: 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
$449K
+22%
Rental Income
+$95K
Total Position
$544K
+47%
8.1%/yr
Year 10
Capital Value
$546K
+48%
Rental Income
+$205K
Total Position
$751K
+103%
7.4%/yr
Year 20
Capital Value
$809K
+119%
Rental Income
+$479K
Total Position
$1.3M
+249%
6.4%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$849K
Total Position
$2.0M
+454%
5.9%/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
4.8% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$235 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $235 — positioned in the top tier
Stunning visuals with 8/10 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 4.8% 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.
4.7%
$1,573/mo
40% occ.
6.3%
$2,117/mo
41% occ.
6.6%
$2,196/mo
current
51% occ.
8.2%
$2,739/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.