T3 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água
T3 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 2T3 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 3T3 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 4T3 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 5
Grade Aapartmentmid-range

T3 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€440,000

Asking Price (EUR)

9.6%

True Net Yield (Owner, all-in)

6.6%

True Net Yield (Managed, all-in)

14.7%

True Gross Yield

51%

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: €75,542/yr
Average Daily Rate: €407
+12.0% vs area baselineModern/contemporary style (+12%), Has pool (0%)
Payback Period: 7.3 years
5-yr Capital Value: €578,153
10-yr Capital Value: €703,412
Brixfox Score: 77.6 / 100
Comparable Properties: 57
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€513,865

+16.8% over asking

Asking price€440,000
IMT — Property transfer tax (investment schedule)€23,030
IS — Stamp duty (0.8%)€3,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,600
Total acquisition costs€34,400
Renovation (est. €55/m² × 123 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,765
(€3,690–€9,840)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€513,865

Gross yield (asking price)

17.2%

True gross yield (all-in)

14.7%

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: 3
Bathrooms: 2
Building: 123 m²
Style: contemporary
Condition: good
Year Built: 2007
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living/kitchen/diningfireplacecommunal pool

Score Breakdown

ROI
25
Visual Appeal
11.8
Ownership Security
13
Location
10.2
Land & Space
4.46
Rental Demand
5.09
Payback Speed
5
STR Suitability
3

Description

Fantastic apartment on the ground floor, with private parking in the basement, close to all day-to-day services, in the center of Albufeira and just a few minutes walk from the beach. Comprising of: entrance hall with storage space, living room with kitchenette and access to the garden and communal pool, 1 en-suite be

Location

📍 37.0934°N, 8.2513°W

· Albufeira, Algarve, Portugal

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Albufeira / Central Algarve

T3 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água

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

Grade A investment — short-term rental yields 11.7% net return annually.

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The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+16.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$108K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.7%
$4,662/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.5 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: good

Description

Fantastic apartment on the ground floor, with private parking in the basement, close to all day-to-day services, in the center of Albufeira and just a few minutes walk from the beach. Comprising of: entrance hall with storage space, living room with kitchenette and access to the garden and communal pool, 1 en-suite be

Income Breakdown

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Nightly Rate (ADR)
$588/night
50% ($270)Brixfox estimate($588/night)200% ($1081)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$55,949
Airbnb data$588/night · 51% occupancy
Rental income
$588/night · 51% occ.
$109,204
Running costs (20%)
Utilities, cleaning, maintenance
-$21,841
Income tax (10%)
Indonesian rental income tax
-$30,577
Property tax
Annual property tax
-$837
Net income
11.7% ROI
$55,949

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$478,261
IMT (transfer tax, investment schedule)$25,033
Imposto de Selo (stamp duty)$3,826
Notary & registration$1,359
Legal / due diligence$7,174
Total acquisition costs$37,391
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,353
($4,011–$10,696)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$558,549

Gross yield (asking)

22.8%

True gross yield (all-in)

19.6%

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.

$4.5M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $440K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$535K
+22%
Rental Income
+$273K
Total Position
$809K
+84%
12.9%/yr
Year 10
Capital Value
$651K
+48%
Rental Income
+$590K
Total Position
$1.2M
+182%
10.9%/yr
Year 20
Capital Value
$964K
+119%
Rental Income
+$1.4M
Total Position
$2.3M
+433%
8.7%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$2.4M
Total Position
$3.9M
+781%
7.5%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.7% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$541 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 11.7% — outperforms most villas in this market
Premium nightly rate of $541 — 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 51% — 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

31% occ.
9.5%
$3,798/mo
41% occ.
12.7%
$5,049/mo
51% occ.
15.8%
$6,301/mo
current
61% occ.
18.9%
$7,552/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.