T1 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água
Grade Bapartmentmid-range

T1 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€270,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

48%

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: €18,819/yr
Average Daily Rate: €108
Payback Period: 17.9 years
5-yr Capital Value: €354,776
10-yr Capital Value: €431,639
Brixfox Score: 62.7 / 100
Comparable Properties: 50
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.

€310,542

+15.0% over asking

Asking price€270,000
IMT — Property transfer tax (investment schedule)€9,897
IS — Stamp duty (0.8%)€2,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,050
Total acquisition costs€17,357
Renovation (est. €55/m² × 67 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,685
(€2,010–€5,360)
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)€310,542

Gross yield (asking price)

7.0%

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
Building: 67 m²
Style: contemporary
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved facadebalconies with metal railings

Score Breakdown

ROI
16.36
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
3.34
Rental Demand
4.77
Payback Speed
2
STR Suitability
3

Description

This charming 1-bedroom apartment stands out for its brightness, generous spaces and privileged location, just a 2-minute walk from the magnificent Falésia Beach, one of the most famous and awarded in the Algarve. Fully renovated, it offers an equipped kitchen, recently refurbished bathroom and WC, as well as a comfor

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Century 21 Nações →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T1 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Inventory
1 Beds
Bathrooms
0 Baths
Built Area
67 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 Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$66K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$1,136/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
21.5 yr
Rental only

Property details

Condition: good

Description

This charming 1-bedroom apartment stands out for its brightness, generous spaces and privileged location, just a 2-minute walk from the magnificent Falésia Beach, one of the most famous and awarded in the Algarve. Fully renovated, it offers an equipped kitchen, recently refurbished bathroom and WC, as well as a comfor

Income Breakdown

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Nightly Rate (ADR)
$156/night
50% ($72)Brixfox estimate($156/night)200% ($287)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$13,632
Airbnb data$156/night · 48% occupancy
Rental income
$156/night · 48% occ.
$27,202
Running costs (20%)
Utilities, cleaning, maintenance
-$5,440
Income tax (10%)
Indonesian rental income tax
-$7,617
Property tax
Annual property tax
-$514
Net income
4.6% ROI
$13,632

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$293,478
IMT (transfer tax, investment schedule)$10,758
Imposto de Selo (stamp duty)$2,348
Notary & registration$1,359
Legal / due diligence$4,402
Total acquisition costs$18,866
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,005
($2,185–$5,826)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$337,546

Gross yield (asking)

9.3%

True gross yield (all-in)

8.1%

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.

$1.7M$1.3M$847K$423K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $270K
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
$328K
+22%
Rental Income
+$67K
Total Position
$395K
+46%
7.9%/yr
Year 10
Capital Value
$400K
+48%
Rental Income
+$144K
Total Position
$543K
+101%
7.2%/yr
Year 20
Capital Value
$592K
+119%
Rental Income
+$337K
Total Position
$929K
+244%
6.4%/yr
Year 30
Capital Value
$876K
+224%
Rental Income
+$597K
Total Position
$1.5M
+445%
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
Average
48% average occupancy
Nightly Rate
Good
$144 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

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.
3.9%
$955/mo
40% occ.
5.3%
$1,287/mo
48% occ.
6.3%
$1,544/mo
current
58% occ.
7.7%
$1,876/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.