T2 flat in Estrada de Santa Eulália, Santa Eulália, Albufeira, Albufeira e Olhos de Água
T2 flat in Estrada de Santa Eulália, Santa Eulália, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Estrada de Santa Eulália, Santa Eulália, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Estrada de Santa Eulália, Santa Eulália, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Estrada de Santa Eulália, Santa Eulália, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T2 flat in Estrada de Santa Eulália, Santa Eulália, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€390,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

39%

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: €40,193/yr
Average Daily Rate: €285
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 11.9 years
5-yr Capital Value: €512,454
10-yr Capital Value: €623,479
Brixfox Score: 71.3 / 100
Comparable Properties: 95
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.

€453,255

+16.2% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation (est. €55/m² × 121 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,655
(€3,630–€9,680)
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)€453,255

Gross yield (asking price)

10.3%

True gross yield (all-in)

8.9%

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: 121 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

red-tiled-roofscoastal-proximitymultiple-apartment-blocks

Score Breakdown

ROI
20.66
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
4.42
Rental Demand
3.86
Payback Speed
4
STR Suitability
3

Description

If you are looking for a well-located 2-bedroom apartment in Albufeira, this property in Santa Eulália brings together the key features that make all the difference in your choice! With a total area of 121.80 m², it is set within a gated condominium with a swimming pool, garden, and garage, offering security, comfort,

Location

📍 37.0924°N, 8.2216°W

· Albufeira, Algarve, Portugal

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

T2 flat in Estrada de Santa Eulália, Santa Eulália, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$96K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$2,493/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.2 yr
Rental only

Property details

Energy: C
Condition: good

Description

If you are looking for a well-located 2-bedroom apartment in Albufeira, this property in Santa Eulália brings together the key features that make all the difference in your choice! With a total area of 121.80 m², it is set within a gated condominium with a swimming pool, garden, and garage, offering security, comfort,

Income Breakdown

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Nightly Rate (ADR)
$419/night
50% ($193)Brixfox estimate($419/night)200% ($770)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$29,918
Airbnb data$419/night · 39% occupancy
Rental income
$419/night · 39% occ.
$58,961
Running costs (20%)
Utilities, cleaning, maintenance
-$11,792
Income tax (10%)
Indonesian rental income tax
-$16,509
Property tax
Annual property tax
-$742
Net income
7.1% ROI
$29,918

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$423,913
IMT (transfer tax, investment schedule)$20,685
Imposto de Selo (stamp duty)$3,391
Notary & registration$1,359
Legal / due diligence$6,359
Total acquisition costs$31,793
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,234
($3,946–$10,522)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$492,668

Gross yield (asking)

13.9%

True gross yield (all-in)

12.0%

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.

$3.0M$2.2M$1.5M$740K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$474K
+22%
Rental Income
+$146K
Total Position
$621K
+59%
9.7%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$316K
Total Position
$893K
+129%
8.6%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$740K
Total Position
$1.6M
+309%
7.3%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.3M
Total Position
$2.6M
+560%
6.5%/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
7.1% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$385 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 $385 — 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 39% — 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.
7.4%
$2,612/mo
40% occ.
9.9%
$3,503/mo
39% occ.
9.6%
$3,378/mo
current
49% occ.
12.1%
$4,269/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.