T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água
T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 2T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 3T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 4T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€825,000

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.5%

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: €78,869/yr
Average Daily Rate: €421
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 13.1 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 71.7 / 100
Comparable Properties: 15
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€927,425

+12.4% over asking

Asking price€825,000
IMT — Property transfer tax (investment schedule)€49,500
IS — Stamp duty (0.8%)€6,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,375
Total acquisition costs€69,725
Renovation€0 — move-in ready
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)€927,425

Gross yield (asking price)

9.6%

True gross yield (all-in)

8.5%

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: 3
Bathrooms: 4
Building: 213 m²
Style: contemporary
Condition: excellent
Year Built: 2009
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal swimming poolsmodern white and gold console tablerecessed ceiling lighting

Score Breakdown

ROI
19.56
Visual Appeal
11.8
Ownership Security
13
Location
10.2
Land & Space
6
Rental Demand
5.13
Payback Speed
3
STR Suitability
3

Description

Luxury and Exclusivity! T3 Penthouse with Private Terrace in Albufeira Welcome to this stunning T3 penthouse with 3 bathrooms in Albufeira, designed for those who value comfort, sophistication, and an exceptional quality of life. Upon entering, you are greeted by a spacious hall leading to a bright living room, seamles

Location

📍 37.0949°N, 8.2028°W

· Albufeira, Algarve, Portugal

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

T3 flat, Balaia Golf Village, Balaia, Olhos de Água, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 6.4% net return annually.

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The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$203K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$4,810/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: excellent

Description

Luxury and Exclusivity! T3 Penthouse with Private Terrace in Albufeira Welcome to this stunning T3 penthouse with 3 bathrooms in Albufeira, designed for those who value comfort, sophistication, and an exceptional quality of life. Upon entering, you are greeted by a spacious hall leading to a bright living room, seamles

Income Breakdown

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Nightly Rate (ADR)
$609/night
50% ($280)Brixfox estimate($609/night)200% ($1120)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$57,719
Airbnb data$609/night · 51% occupancy
Rental income
$609/night · 51% occ.
$114,015
Running costs (20%)
Utilities, cleaning, maintenance
-$22,803
Income tax (10%)
Indonesian rental income tax
-$31,924
Property tax
Annual property tax
-$1,569
Net income
6.4% ROI
$57,719

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$896,739
IMT (transfer tax, investment schedule)$53,804
Imposto de Selo (stamp duty)$7,174
Notary & registration$1,359
Legal / due diligence$13,451
Total acquisition costs$75,788
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,008,071

Gross yield (asking)

12.7%

True gross yield (all-in)

11.3%

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.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $825K
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 13: 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
$1.0M
+22%
Rental Income
+$282K
Total Position
$1.3M
+56%
9.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$609K
Total Position
$1.8M
+122%
8.3%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$1.4M
Total Position
$3.2M
+292%
7.1%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$2.5M
Total Position
$5.2M
+531%
6.3%/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
6.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$560 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

Premium nightly rate of $560 — 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.
5.3%
$3,929/mo
41% occ.
7.0%
$5,224/mo
51% occ.
8.7%
$6,520/mo
current
61% occ.
10.5%
$7,816/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.