T2 flat in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
T2 flat in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 2T2 flat in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 3T2 flat in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 4T2 flat in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T2 flat in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€343,000

Asking Price (EUR)

Net yield — free account

True Net Yield (after-tax, all-in)

6.1%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.6 months ago and is currently at 30% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.79, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €24,477/yr
Average Daily Rate: €191
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
5-yr Capital Value: €397,631
10-yr Capital Value: €460,963
Brixfox Score: 58.9 / 100
Comparable Properties: 40
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€400,994

+16.9% over asking

Asking price€343,000
IMT — Property transfer tax (investment schedule)€14,740
IS — Stamp duty (0.8%)€2,744
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,145
Total acquisition costs€23,879
Renovation (est. €55/m² × 123 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,765
(€3,690–€9,840)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€400,994

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.1%

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: 1
Building: 123 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolgarden arearural views

Score Breakdown

ROI
12.31
Visual Appeal
9.4
Ownership Security
13
Location
10.2
Land & Space
4.46
Rental Demand
3.51
Payback Speed
2
STR Suitability
4

Description

2-bedroom apartment for sale. The family-friendly condominium is located a 10-minute walk from Belharucas beach and comprises 2 bedrooms, 1 bathroom, a terrace with barbecue, 3 parking spaces, and a pantry. Close to all amenities, e. g. , supermarket, bar, restaurants...  .

Location

📍 37.0976°N, 8.1750°W

Approximate location

· Albufeira, Algarve, Portugal

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T2 flat in Estrada das Açoteias, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7606 Source verified · RE/MAX Albufeira Smart · listed 2 Jun 2026
Asking price · Freehold
€343,000
Inquire — direct to agent
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
123 m²
Gross yield
6.3%
Est. ADR
€191/night
Occupancy
35%
Brixfox Score 59 · BFinancial analysis ↓

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Property details

Year built: 2005
Energy: D
Condition: good

Description

2-bedroom apartment for sale. The family-friendly condominium is located a 10-minute walk from Belharucas beach and comprises 2 bedrooms, 1 bathroom, a terrace with barbecue, 3 parking spaces, and a pantry. Close to all amenities, e. g. , supermarket, bar, restaurants...  .

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is on the ASKING-price basis — the nightly rates nearby hosts list at, not yet corrected to booked rates (Portugal's calendar dataset is young), so treat it as an optimistic upper bound. Occupancy is annualised from the observed comp window. Comp cards below show raw asking prices.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +50% · Low Dec -41%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 7.0% of price, auto-calculated
€23,879
IMT (transfer tax, investment schedule)€14,740
Imposto de Selo (stamp duty)€2,744
Notary & registration€1,250
Legal fees€5,145
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
€
Furniture & STR launch· default ≈ €13,675/bedroom
€
All-in investment
€400,994
+16.9% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%4.5% · Albufeira 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
2.8% net yield on all-in cost
Occupancy
Weak
35% average occupancy
Nightly Rate
Average
€191 per night
Visual Appeal
Good
6/10 visual appeal
Size & Space
Weak
0 m² land area
AL Licence
Pending
Not verified — confirm AL registration before purchase
Tenure
Strong
Freehold ownership

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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Data Sources & Methodology

ROI calculations use Brixfox Intelligence rental data from live Airbnb calendar tracking — the Algarve dataset has been live since March 2026, seasonality-adjusted to a full-year estimate with a conservative calibration while it matures. Operating costs are modelled per line (management, channel fees, cleaning, utilities, IMI, maintenance, insurance). After-tax yields deduct non-resident IRS on AL income under the simplified regime (~8.75% of gross); buyer-side IMT and stamp duty are included in the all-in cost basis. Market factors in Portugal may impact actual yields.