T2 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água
Grade B+apartmentmid-range

T2 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€395,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €30,902/yr
Average Daily Rate: €198
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 15.6 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 66.1 / 100
Comparable Properties: 46
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€456,845

+15.7% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €55/m² × 86 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,730
(€2,580–€6,880)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€456,845

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.8%

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: 2
Building: 86 m²
Style: portuguese-traditional
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tileswhite stucco facadesprivate balconiescommunal swimming pool

Score Breakdown

ROI
17.67
Visual Appeal
11.2
Ownership Security
13
Location
10.2
Land & Space
3.72
Rental Demand
4.27
Payback Speed
3
STR Suitability
3

Description

Ideally situated in the sought-after Oura district of Albufeira and only 250 meters from the beach, this meticulously renovated 2-bedroom apartment offers the rare combination of location, comfort and high-yield potential. Complete with a hard-to-find AL (Short-Term Rental) license, this property is a turn-key solution

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T2 flat in Praia da Oura - Areias de S. João, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 5.4% net return annually.

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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
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$97K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$1,925/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.6 yr
Rental only

Property details

Condition: good

Description

Ideally situated in the sought-after Oura district of Albufeira and only 250 meters from the beach, this meticulously renovated 2-bedroom apartment offers the rare combination of location, comfort and high-yield potential. Complete with a hard-to-find AL (Short-Term Rental) license, this property is a turn-key solution

Income Breakdown

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Nightly Rate (ADR)
$295/night
50% ($136)Brixfox estimate($295/night)200% ($542)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$23,104
Airbnb data$295/night · 43% occupancy
Rental income
$295/night · 43% occ.
$45,876
Running costs (20%)
Utilities, cleaning, maintenance
-$9,175
Income tax (10%)
Indonesian rental income tax
-$12,845
Property tax
Annual property tax
-$751
Net income
5.4% ROI
$23,104

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,141
($2,804–$7,478)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$496,571

Gross yield (asking)

10.7%

True gross yield (all-in)

9.2%

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.

$2.6M$2.0M$1.3M$659K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 15: 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
$481K
+22%
Rental Income
+$113K
Total Position
$593K
+50%
8.5%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$244K
Total Position
$828K
+110%
7.7%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$571K
Total Position
$1.4M
+264%
6.7%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.0M
Total Position
$2.3M
+480%
6.0%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$271 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $271 — 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 43% — 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.
5.1%
$1,819/mo
40% occ.
6.8%
$2,447/mo
43% occ.
7.3%
$2,613/mo
current
53% occ.
9.1%
$3,241/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.