T2 flat, Balaia Golf Village, 38, Balaia, Olhos de Água, Albufeira e Olhos de Água
T2 flat, Balaia Golf Village, 38, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 2T2 flat, Balaia Golf Village, 38, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 3T2 flat, Balaia Golf Village, 38, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 4T2 flat, Balaia Golf Village, 38, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T2 flat, Balaia Golf Village, 38, Balaia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€420,000

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.6%

True Gross Yield

38%

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: €31,833/yr
Average Daily Rate: €230
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 16.5 years
5-yr Capital Value: €551,874
10-yr Capital Value: €671,439
Brixfox Score: 64.4 / 100
Comparable Properties: 74
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€482,965

+15.0% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation (est. €55/m² × 105 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,775
(€3,150–€8,400)
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)€482,965

Gross yield (asking price)

7.6%

True gross yield (all-in)

6.6%

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: 105 m²
Style: portuguese-traditional
Condition: good
Year Built: 1995
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

golf-course-viewprivate-balconytraditional-shutters

Score Breakdown

ROI
17.12
Visual Appeal
11.2
Ownership Security
13
Location
10.2
Land & Space
4.1
Rental Demand
3.8
Payback Speed
2
STR Suitability
3

Description

**Furnished 2-Bedroom Apartment in Balaia Golf Village, Algarve** Discover this charming 2-bedroom apartment, located in the heart of Balaia Golf Village, a true haven in the Algarve. With a gross area of 115 m² and a usable area of 112 m², with a 100-meter terrace, this property is perfect for those seeking comfort a

Location

📍 37.0929°N, 8.2075°W

· Albufeira, Algarve, Portugal

View on Portugal House →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T2 flat, Balaia Golf Village, 38, Balaia, Olhos de Água, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 5.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$103K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$1,927/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
19.7 yr
Rental only

Property details

Year built: 1995
Energy: C
Condition: good

Description

**Furnished 2-Bedroom Apartment in Balaia Golf Village, Algarve** Discover this charming 2-bedroom apartment, located in the heart of Balaia Golf Village, a true haven in the Algarve. With a gross area of 115 m² and a usable area of 112 m², with a 100-meter terrace, this property is perfect for those seeking comfort a

Income Breakdown

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Nightly Rate (ADR)
$332/night
50% ($153)Brixfox estimate($332/night)200% ($611)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$23,124
Airbnb data$332/night · 38% occupancy
Rental income
$332/night · 38% occ.
$46,005
Running costs (20%)
Utilities, cleaning, maintenance
-$9,201
Income tax (10%)
Indonesian rental income tax
-$12,882
Property tax
Annual property tax
-$799
Net income
5.1% ROI
$23,124

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$456,522
IMT (transfer tax, investment schedule)$23,293
Imposto de Selo (stamp duty)$3,652
Notary & registration$1,359
Legal / due diligence$6,848
Total acquisition costs$35,152
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,277
($3,424–$9,130)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$524,962

Gross yield (asking)

10.1%

True gross yield (all-in)

8.8%

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.

$2.7M$2.0M$1.4M$683K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $420K
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 16: 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
$511K
+22%
Rental Income
+$113K
Total Position
$624K
+49%
8.2%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$244K
Total Position
$866K
+106%
7.5%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$572K
Total Position
$1.5M
+255%
6.5%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.0M
Total Position
$2.4M
+465%
5.9%/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
Good
5.1% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$306 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 $306 — 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 38% — 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.
5.4%
$2,055/mo
40% occ.
7.3%
$2,762/mo
38% occ.
6.9%
$2,617/mo
current
48% occ.
8.7%
$3,324/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.