Duplex in Praceta da Torre da Medronheira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
Duplex in Praceta da Torre da Medronheira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 2Duplex in Praceta da Torre da Medronheira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 3Duplex in Praceta da Torre da Medronheira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 4Duplex in Praceta da Torre da Medronheira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentluxury

Duplex in Praceta da Torre da Medronheira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€600,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

43%

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: €34,553/yr
Average Daily Rate: €218
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 21.7 years
5-yr Capital Value: €788,391
10-yr Capital Value: €959,198
Brixfox Score: 64.9 / 100
Comparable Properties: 44
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€690,830

+15.1% over asking

Asking price€600,000
IMT — Property transfer tax (investment schedule)€35,830
IS — Stamp duty (0.8%)€4,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,000
Total acquisition costs€50,880
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€690,830

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.0%

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: 143 m²
Style: modern
Condition: new-build
Year Built: 2023
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

floating staircase with glass railingintegrated kitchen appliancesrecessed lightingbuilt-in wardrobes

Score Breakdown

ROI
14.87
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
4.86
Rental Demand
4.35
Payback Speed
1
STR Suitability
3

Description

Discover this magnificent residence under construction, located in the charming neighborhood of Olhos de Água, in Albufeira, just 1 km from the beach. With modern architecture and quality finishes, this project was designed to offer comfort and elegance in a tranquil and sunny environment. The residence is composed of

Location

📍 37.0933°N, 8.1914°W

· Albufeira, Algarve, Portugal

View on Empire Algarve →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Duplex in Praceta da Torre da Medronheira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$148K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$2,069/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
26.3 yr
Rental only

Property details

Year built: 2023
Energy: B
Condition: new-build

Description

Discover this magnificent residence under construction, located in the charming neighborhood of Olhos de Água, in Albufeira, just 1 km from the beach. With modern architecture and quality finishes, this project was designed to offer comfort and elegance in a tranquil and sunny environment. The residence is composed of

Income Breakdown

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Nightly Rate (ADR)
$315/night
50% ($145)Brixfox estimate($315/night)200% ($579)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$24,831
Airbnb data$315/night · 43% occupancy
Rental income
$315/night · 43% occ.
$49,947
Running costs (20%)
Utilities, cleaning, maintenance
-$9,989
Income tax (10%)
Indonesian rental income tax
-$13,985
Property tax
Annual property tax
-$1,141
Net income
3.8% ROI
$24,831

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$652,174
IMT (transfer tax, investment schedule)$38,946
Imposto de Selo (stamp duty)$5,217
Notary & registration$1,359
Legal / due diligence$9,783
Total acquisition costs$55,304
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$750,902

Gross yield (asking)

7.7%

True gross yield (all-in)

6.7%

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.

$3.5M$2.6M$1.7M$872K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $600K
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 20: 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
$730K
+22%
Rental Income
+$121K
Total Position
$851K
+42%
7.2%/yr
Year 10
Capital Value
$888K
+48%
Rental Income
+$262K
Total Position
$1.2M
+92%
6.7%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$614K
Total Position
$1.9M
+221%
6.0%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.1M
Total Position
$3.0M
+405%
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
3.8% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$289 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 $289 — 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 3.8% 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.
3.5%
$1,915/mo
40% occ.
4.8%
$2,584/mo
43% occ.
5.2%
$2,818/mo
current
53% occ.
6.4%
$3,488/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.