Penthouse in Rua Alto da Balaia, Balaia, Olhos de Água, Albufeira e Olhos de Água
Penthouse in Rua Alto da Balaia, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 2Penthouse in Rua Alto da Balaia, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 3Penthouse in Rua Alto da Balaia, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 4Penthouse in Rua Alto da Balaia, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+apartmentluxury

Penthouse in Rua Alto da Balaia, Balaia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.4M

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €90,391/yr
Average Daily Rate: €470
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 18.4 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 71.2 / 100
Comparable Properties: 16
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+13.7% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€101,250
IS — Stamp duty (0.8%)€10,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,250
Total acquisition costs€133,550
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.9%

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: 3
Bathrooms: 3
Building: 553 m²
Style: contemporary
Condition: excellent
Year Built: 2013
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive rooftop terracemultiple shaded lounge areasoutdoor kitchen/BBQjacuzzi/small plunge poollush rooftop landscaping

Score Breakdown

ROI
16.15
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.27
Payback Speed
2
STR Suitability
3

Description

Luxury penthouse with panoramic sea views in Balaia, Albufeira: Sale of this magnificent flat with its rare and spacious terrace to spend some quality time in the south of Portugal, the Algarve! Superb three-bedroom penthouse in a privileged location in Albufeira, offering breathtaking views of the sea and the surround

Location

📍 37.0965°N, 8.2033°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

Penthouse in Rua Alto da Balaia, Balaia, Olhos de Água, Albufeira e Olhos de Água

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
553 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.5% net return annually.

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The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$332K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$5,532/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
22.1 yr
Rental only

Property details

Year built: 2013
Energy: B-
Condition: excellent

Description

Luxury penthouse with panoramic sea views in Balaia, Albufeira: Sale of this magnificent flat with its rare and spacious terrace to spend some quality time in the south of Portugal, the Algarve! Superb three-bedroom penthouse in a privileged location in Albufeira, offering breathtaking views of the sea and the surround

Income Breakdown

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Nightly Rate (ADR)
$690/night
50% ($317)Brixfox estimate($690/night)200% ($1269)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$66,387
Airbnb data$690/night · 53% occupancy
Rental income
$690/night · 53% occ.
$132,605
Running costs (20%)
Utilities, cleaning, maintenance
-$26,521
Income tax (10%)
Indonesian rental income tax
-$37,130
Property tax
Annual property tax
-$2,568
Net income
4.5% ROI
$66,387

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$1,467,391
IMT (transfer tax, investment schedule)$110,054
Imposto de Selo (stamp duty)$11,739
Notary & registration$1,359
Legal / due diligence$22,011
Total acquisition costs$145,163
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,668,315

Gross yield (asking)

9.0%

True gross yield (all-in)

7.9%

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.

$8.4M$6.3M$4.2M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 18: 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
$1.6M
+22%
Rental Income
+$324K
Total Position
$2.0M
+46%
7.8%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$700K
Total Position
$2.7M
+100%
7.2%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$1.6M
Total Position
$4.6M
+241%
6.3%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$2.9M
Total Position
$7.3M
+440%
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
4.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$634 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $634 — positioned in the top tier
Stunning visuals with 9/10 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 4.5% 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

33% occ.
3.7%
$4,584/mo
43% occ.
4.9%
$6,052/mo
53% occ.
6.2%
$7,521/mo
current
63% occ.
7.4%
$8,989/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.