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)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 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: €24,840/yr
Average Daily Rate: €194
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 17.0 years
5-yr Capital Value: €450,697
10-yr Capital Value: €548,342
Brixfox Score: 62.4 / 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.

€401,524

+17.1% over asking

Asking price€343,000
IMT — Property transfer tax (investment schedule)€15,270
IS — Stamp duty (0.8%)€2,744
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,145
Total acquisition costs€24,409
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)€401,524

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.2%

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
16.82
Visual Appeal
9.4
Ownership Security
13
Location
10.2
Land & Space
4.46
Rental Demand
3.51
Payback Speed
2
STR Suitability
3

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

· Albufeira, Algarve, Portugal

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

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

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

Grade B investment — short-term rental yields 4.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$84K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$1,523/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
20.4 yr
Rental only

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...  .

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$284/night
50% ($131)Brixfox estimate($284/night)200% ($523)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$18,281
Airbnb data$284/night · 35% occupancy
Rental income
$284/night · 35% occ.
$36,410
Running costs (20%)
Utilities, cleaning, maintenance
-$7,282
Income tax (10%)
Indonesian rental income tax
-$10,195
Property tax
Annual property tax
-$652
Net income
4.9% ROI
$18,281

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$372,826
IMT (transfer tax, investment schedule)$16,598
Imposto de Selo (stamp duty)$2,983
Notary & registration$1,359
Legal / due diligence$5,592
Total acquisition costs$26,532
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,353
($4,011–$10,696)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$436,439

Gross yield (asking)

9.8%

True gross yield (all-in)

8.3%

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.

$2.2M$1.6M$1.1M$550K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $343K
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 17: 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
$417K
+22%
Rental Income
+$89K
Total Position
$507K
+48%
8.1%/yr
Year 10
Capital Value
$508K
+48%
Rental Income
+$193K
Total Position
$701K
+104%
7.4%/yr
Year 20
Capital Value
$752K
+119%
Rental Income
+$452K
Total Position
$1.2M
+251%
6.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$800K
Total Position
$1.9M
+458%
5.9%/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
Average
4.9% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$262 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 $262 — 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 4.9% 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

30% occ.
5.7%
$1,762/mo
40% occ.
7.6%
$2,367/mo
35% occ.
6.7%
$2,070/mo
current
45% occ.
8.6%
$2,675/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.