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

T2 flat, Pinhal do Concelho, Nn, Pine Cliffs, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.1M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

46%

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: €28,649/yr
Average Daily Rate: €172
Payback Period: 48.0 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.8M
Brixfox Score: 57.9 / 100
Comparable Properties: 42
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.

€1.2M

+11.4% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€66,000
IS — Stamp duty (0.8%)€8,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,500
Total acquisition costs€92,550
Renovation (est. €55/m² × 146 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,030
(€4,380–€11,680)
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)€1.2M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.3%

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: 146 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

striped sofa and chairslarge floral artworkdecorative wall sconces

Score Breakdown

ROI
9.99
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
4.92
Rental Demand
4.57
Payback Speed
0
STR Suitability
3

Description

2 bedrooms furnish apartment located at Pine Cliffs Resort. -31 M2 terrace with access to the garden -1 suit with bathtub and shower room -Bathrooms with window -In the corner of the building -Direct access to the beach without leaving resort Set on the iconic ochre-red cliffs of the Algarve, Pine Cliffs Resort ov

Location

📍 37.0967°N, 8.1787°W

· Albufeira, Algarve, Portugal

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

T2 flat, Pinhal do Concelho, Nn, Pine Cliffs, Olhos de Água, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 1.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$271K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.6%
$1,620/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
61.5 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

2 bedrooms furnish apartment located at Pine Cliffs Resort. -31 M2 terrace with access to the garden -1 suit with bathtub and shower room -Bathrooms with window -In the corner of the building -Direct access to the beach without leaving resort Set on the iconic ochre-red cliffs of the Algarve, Pine Cliffs Resort ov

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$248/night
50% ($114)Brixfox estimate($248/night)200% ($457)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$19,442
Airbnb data$248/night · 46% occupancy
Rental income
$248/night · 46% occ.
$41,413
Running costs (20%)
Utilities, cleaning, maintenance
-$8,283
Income tax (10%)
Indonesian rental income tax
-$11,596
Property tax
Annual property tax
-$2,092
Net income
1.6% ROI
$19,442

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$1,195,652
IMT (transfer tax, investment schedule)$71,739
Imposto de Selo (stamp duty)$9,565
Notary & registration$1,359
Legal / due diligence$17,935
Total acquisition costs$100,598
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,728
($4,761–$12,696)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$1,331,989

Gross yield (asking)

3.5%

True gross yield (all-in)

3.1%

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.

$5.1M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.1M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$95K
Total Position
$1.4M
+30%
5.4%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$205K
Total Position
$1.8M
+67%
5.2%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$481K
Total Position
$2.9M
+163%
4.9%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$851K
Total Position
$4.4M
+302%
4.7%/yr

Location

Albufeira

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$228 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 $228 — 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 1.6% 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.
1.4%
$1,411/mo
40% occ.
1.9%
$1,940/mo
46% occ.
2.2%
$2,241/mo
current
56% occ.
2.8%
$2,770/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.