T2 flat, Pine Cliffs, Pine Cliffs, Olhos de Água, Albufeira e Olhos de Água
T2 flat, Pine Cliffs, Pine Cliffs, Olhos de Água, Albufeira e Olhos de Água — image 2T2 flat, Pine Cliffs, Pine Cliffs, Olhos de Água, Albufeira e Olhos de Água — image 3T2 flat, Pine Cliffs, Pine Cliffs, Olhos de Água, Albufeira e Olhos de Água — image 4T2 flat, Pine Cliffs, Pine Cliffs, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T2 flat, Pine Cliffs, Pine Cliffs, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€750,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

45%

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: €26,318/yr
Average Daily Rate: €160
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 35.6 years
5-yr Capital Value: €985,489
10-yr Capital Value: €1.2M
Brixfox Score: 55.4 / 100
Comparable Properties: 43
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.

€842,475

+12.3% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation (est. €55/m² × 75 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,125
(€2,250–€6,000)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€842,475

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.1%

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: 2
Bathrooms: 2
Building: 75 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled floors with decorative borderskitchen island with breakfast barpatterned bathroom tilesbuilt-in bedroom storage

Score Breakdown

ROI
11
Visual Appeal
10.2
Ownership Security
13
Location
10.2
Land & Space
3.5
Rental Demand
4.52
Payback Speed
0
STR Suitability
3

Description

Modern T2 Apartment with Balconies and Pool Access in a Prestigious International Condominium Discover this stunning T2 apartment, designed to offer a blend of comfort, elegance, and modernity, situated in one of the most prestigious condominiums in the region. This exquisite property features: •A spacious suite with

Location

📍 37.0956°N, 8.1805°W

· Albufeira, Algarve, Portugal

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

T2 flat, Pine Cliffs, Pine Cliffs, Olhos de Água, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 2.3% net return annually.

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The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$185K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.3%
$1,530/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
44.4 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: good

Description

Modern T2 Apartment with Balconies and Pool Access in a Prestigious International Condominium Discover this stunning T2 apartment, designed to offer a blend of comfort, elegance, and modernity, situated in one of the most prestigious condominiums in the region. This exquisite property features: •A spacious suite with

Income Breakdown

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Nightly Rate (ADR)
$231/night
50% ($106)Brixfox estimate($231/night)200% ($424)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$18,355
Airbnb data$231/night · 45% occupancy
Rental income
$231/night · 45% occ.
$38,042
Running costs (20%)
Utilities, cleaning, maintenance
-$7,608
Income tax (10%)
Indonesian rental income tax
-$10,652
Property tax
Annual property tax
-$1,427
Net income
2.3% ROI
$18,355

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$815,217
IMT (transfer tax, investment schedule)$48,913
Imposto de Selo (stamp duty)$6,522
Notary & registration$1,359
Legal / due diligence$12,228
Total acquisition costs$69,022
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,484
($2,446–$6,522)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$915,734

Gross yield (asking)

4.7%

True gross yield (all-in)

4.2%

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.

$3.7M$2.8M$1.9M$930K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$912K
+22%
Rental Income
+$90K
Total Position
$1.0M
+34%
6.0%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$194K
Total Position
$1.3M
+74%
5.7%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$454K
Total Position
$2.1M
+180%
5.3%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$803K
Total Position
$3.2M
+331%
5.0%/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
Weak
2.3% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$212 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 $212 — 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 2.3% is below 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.
2.0%
$1,354/mo
40% occ.
2.7%
$1,845/mo
45% occ.
3.1%
$2,100/mo
current
55% occ.
3.8%
$2,591/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.