T1 flat, Aldeamento Vilage d'Água, 12, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
T1 flat, Aldeamento Vilage d'Água, 12, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 2T1 flat, Aldeamento Vilage d'Água, 12, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 3T1 flat, Aldeamento Vilage d'Água, 12, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 4T1 flat, Aldeamento Vilage d'Água, 12, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Aapartmentmid-range

T1 flat, Aldeamento Vilage d'Água, 12, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€220,000

Asking Price (EUR)

11.0%

True Net Yield (Owner, all-in)

7.6%

True Net Yield (Managed, all-in)

13.5%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 18% 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: €34,847/yr
Average Daily Rate: €159
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 12.3 years
5-yr Capital Value: €255,040
10-yr Capital Value: €295,662
Brixfox Score: 77.3 / 100
Comparable Properties: 34
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.

€258,337

+17.4% over asking

Asking price€220,000
IMT — Property transfer tax (investment schedule)€6,397
IS — Stamp duty (0.8%)€1,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,300
Total acquisition costs€12,707
Renovation (est. €55/m² × 66 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,630
(€1,980–€5,280)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€258,337

Gross yield (asking price)

15.8%

True gross yield (all-in)

13.5%

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: 1
Bathrooms: 1
Building: 66 m²
Style: contemporary
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

beachfront accesslarge resort-style pool

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
10.2
Land & Space
3.32
Rental Demand
6.02
Payback Speed
5
STR Suitability
4

Description

LUXURY furnished T1 apartment | with Pool, Private Balcony, 1 bedroom, equipped kitchenette and bathroom with bathtub, Air Conditioning | in Albufeira. This apartment has a private balcony, 1 bedroom, and a functional kitchenette equipped with: Refrigerator; Microwave; Stove; Kitchen utensils; Dining table; Electric k

Location

📍 37.0896°N, 8.1945°W

· Albufeira, Algarve, Portugal

View on AS Porto →Also on Idealista.pt
T1 flat, Aldeamento Vilage d'Água, 12, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
Idealista.pt
Source verified

T1 flat, Aldeamento Vilage d'Água, 12, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-7709
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
66 m²
True net yield
8.1%
≈ $3,165/mo net after costs & tax
Brixfox Score 77 · A

Property details

Energy: C
Condition: good

Description

LUXURY furnished T1 apartment | with Pool, Private Balcony, 1 bedroom, equipped kitchenette and bathroom with bathtub, Air Conditioning | in Albufeira. This apartment has a private balcony, 1 bedroom, and a functional kitchenette equipped with: Refrigerator; Microwave; Stove; Kitchen utensils; Dining table; Electric k

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$228/night
50% ($105)Brixfox estimate($228/night)200% ($420)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$24,164
Airbnb data$228/night · 60% occupancy
Rental income
$228/night · 60% occ.
$46,470
Running costs (20%)
Utilities, cleaning, maintenance
-$9,294
Income tax (10%)
Indonesian rental income tax
-$13,011
Property tax
Annual property tax
-$0
Net income
10.1% ROI
$24,164

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

8.1%

on all-in cost of $273,859

Scenario
Pre-tax
After-tax
Owner-managed
13.9%
12.4%
Fully-managed
9.6%
8.1%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

17.0%

Annual Revenue

$46,470

Income Tax / yr

$4,066

Payback

12 yrs

True All-In Cost
Asking price$239,130
IMT — transfer tax (non-resident 7.5%)$17,935
Stamp duty (0.8%)$1,913
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$273,859

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$2.0M$1.5M$1.0M$509K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $220K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$268K
+22%
Rental Income
+$118K
Total Position
$386K
+75%
11.9%/yr
Year 10
Capital Value
$326K
+48%
Rental Income
+$255K
Total Position
$581K
+164%
10.2%/yr
Year 20
Capital Value
$482K
+119%
Rental Income
+$597K
Total Position
$1.1M
+391%
8.3%/yr
Year 30
Capital Value
$714K
+224%
Rental Income
+$1.1M
Total Position
$1.8M
+705%
7.2%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.1% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$210 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 10.1% — outperforms most villas in this market
Premium nightly rate of $210 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
9.8%
$1,955/mo
50% occ.
12.3%
$2,441/mo
60% occ.
14.7%
$2,928/mo
current
70% occ.
17.1%
$3,414/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$239,130
8.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.