T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água
T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água — image 2T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água — image 3T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água — image 4T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€185,000

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.6%

True Net Yield (Managed, all-in)

12.5%

True Gross Yield

47%

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: €27,280/yr
Average Daily Rate: €158
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 8.3 years
5-yr Capital Value: €243,087
10-yr Capital Value: €295,753
Brixfox Score: 74.6 / 100
Comparable Properties: 92
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€218,808

+18.3% over asking

Asking price€185,000
IMT — Property transfer tax (investment schedule)€4,048
IS — Stamp duty (0.8%)€1,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,775
Total acquisition costs€9,553
Renovation (est. €55/m² × 41 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,255
(€1,230–€3,280)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€218,808

Gross yield (asking price)

14.8%

True gross yield (all-in)

12.5%

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
Bathrooms: 1
Building: 41 m²
Style: portuguese-traditional
Condition: good
Year Built: 1985
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple swimming poolsmature palm trees

Score Breakdown

ROI
25
Visual Appeal
11.8
Ownership Security
13
Location
10.2
Land & Space
2.82
Rental Demand
4.74
Payback Speed
4
STR Suitability
3

Description

NEW PRICE | T0 at Hotel Clube Oceano — 39 sqm usable | Price: €185,000 | 500 m from the beach. Type: T0, (floor 0). Usable area: 39 sqm. Declared total area: 41.30 sqm + balcony. Price per sqm: €5,000/sqm. Condominium fee: €2,500/year (≈ €208/month). Condominium with swimming pool and gym. Access: elevators; acce

Location

📍 37.0872°N, 8.2352°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T1 flat in Rua Columbano Bordalo Pinheiro, Nn, Forte São João, Albufeira, Albufeira e Olhos de Água

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
41 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 10.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+15.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$46K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.2%
$1,705/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.8 yr
Rental only

Property details

Year built: 1985
Energy: D
Condition: good

Description

NEW PRICE | T0 at Hotel Clube Oceano — 39 sqm usable | Price: €185,000 | 500 m from the beach. Type: T0, (floor 0). Usable area: 39 sqm. Declared total area: 41.30 sqm + balcony. Price per sqm: €5,000/sqm. Condominium fee: €2,500/year (≈ €208/month). Condominium with swimming pool and gym. Access: elevators; acce

Income Breakdown

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Nightly Rate (ADR)
$231/night
50% ($106)Brixfox estimate($231/night)200% ($426)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$20,458
Airbnb data$231/night · 47% occupancy
Rental income
$231/night · 47% occ.
$40,018
Running costs (20%)
Utilities, cleaning, maintenance
-$8,004
Income tax (10%)
Indonesian rental income tax
-$11,205
Property tax
Annual property tax
-$352
Net income
10.2% ROI
$20,458

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$201,087
IMT (transfer tax, investment schedule)$4,400
Imposto de Selo (stamp duty)$1,609
Notary & registration$1,359
Legal / due diligence$3,016
Total acquisition costs$10,384
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,451
($1,337–$3,565)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$237,835

Gross yield (asking)

19.9%

True gross yield (all-in)

16.8%

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.

$1.7M$1.3M$860K$430K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $185K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$225K
+22%
Rental Income
+$100K
Total Position
$325K
+76%
11.9%/yr
Year 10
Capital Value
$274K
+48%
Rental Income
+$216K
Total Position
$490K
+165%
10.2%/yr
Year 20
Capital Value
$405K
+119%
Rental Income
+$506K
Total Position
$911K
+392%
8.3%/yr
Year 30
Capital Value
$600K
+224%
Rental Income
+$895K
Total Position
$1.5M
+708%
7.2%/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
Strong
10.2% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$213 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.2% — outperforms most villas in this market
Premium nightly rate of $213 — 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 47% — 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.
8.6%
$1,449/mo
40% occ.
11.6%
$1,942/mo
47% occ.
13.8%
$2,305/mo
current
57% occ.
16.7%
$2,798/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.