T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água
T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€455,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

9.9%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% 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: €51,495/yr
Average Daily Rate: €302
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 10.8 years
5-yr Capital Value: €597,863
10-yr Capital Value: €727,392
Brixfox Score: 73.4 / 100
Comparable Properties: 97
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€519,285

+14.1% over asking

Asking price€455,000
IMT — Property transfer tax (investment schedule)€24,230
IS — Stamp duty (0.8%)€3,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,825
Total acquisition costs€35,945
Renovation (est. €55/m² × 18 m²)
Light touch-ups — paint, fixtures, deep clean.		€990
(€540–€1,440)
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)€519,285

Gross yield (asking price)

11.3%

True gross yield (all-in)

9.9%

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: 3
Building: 18 m²
Style: portuguese-traditional
Condition: good
Year Built: 1998
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal-town-settingproximity-to-beachcommunal-pool-and-tennis-court

Score Breakdown

ROI
22.01
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
2.36
Rental Demand
4.67
Payback Speed
4
STR Suitability
3

Description

Two-Bedroom Apartment with Garage and Sea View in Albufeira 2-bedroom apartment located near Albufeira's beaches - Peneco Beach and Fishermen's Beach, seeking a family who appreciates the beauty and tranquility of Algarve life. The apartment is located on the first floor of a three-story building with an elevator and

Location

📍 37.0897°N, 8.2498°W

· Albufeira, Algarve, Portugal

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

T2 flat in Rua do Cerro, Centro da Cidade, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 7.8% net return annually.

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The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+12.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$112K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$3,220/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
12.8 yr
Rental only

Property details

Year built: 1998
Energy: C
Condition: good

Description

Two-Bedroom Apartment with Garage and Sea View in Albufeira 2-bedroom apartment located near Albufeira's beaches - Peneco Beach and Fishermen's Beach, seeking a family who appreciates the beauty and tranquility of Algarve life. The apartment is located on the first floor of a three-story building with an elevator and

Income Breakdown

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Nightly Rate (ADR)
$445/night
50% ($205)Brixfox estimate($445/night)200% ($819)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$38,643
Airbnb data$445/night · 47% occupancy
Rental income
$445/night · 47% occ.
$75,978
Running costs (20%)
Utilities, cleaning, maintenance
-$15,196
Income tax (10%)
Indonesian rental income tax
-$21,274
Property tax
Annual property tax
-$865
Net income
7.8% ROI
$38,643

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$494,565
IMT (transfer tax, investment schedule)$26,337
Imposto de Selo (stamp duty)$3,957
Notary & registration$1,359
Legal / due diligence$7,418
Total acquisition costs$39,071
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$1,076
($587–$1,565)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$564,440

Gross yield (asking)

15.4%

True gross yield (all-in)

13.5%

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.

$3.6M$2.7M$1.8M$911K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $455K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$554K
+22%
Rental Income
+$189K
Total Position
$742K
+63%
10.3%/yr
Year 10
Capital Value
$674K
+48%
Rental Income
+$408K
Total Position
$1.1M
+138%
9.0%/yr
Year 20
Capital Value
$997K
+119%
Rental Income
+$955K
Total Position
$2.0M
+329%
7.6%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.7M
Total Position
$3.2M
+596%
6.7%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$410 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $410 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
6.7%
$2,773/mo
40% occ.
9.0%
$3,721/mo
47% occ.
10.6%
$4,360/mo
current
57% occ.
12.9%
$5,308/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.