T2 flat in Vale Pedras, Albufeira, Albufeira e Olhos de Água
T2 flat in Vale Pedras, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Vale Pedras, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Vale Pedras, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Vale Pedras, Albufeira, Albufeira e Olhos de Água — image 5
apartmentmid-range

T2 flat in Vale Pedras, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€390,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, low confidence).

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.

True Investment Cost

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

€450,040

+15.4% 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 × 108 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,940
(€3,240–€8,640)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€450,040

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: 108 m²
Style: portuguese-traditional
Condition: good
Year Built: 1989
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched balconiesbougainvillea facade

Description

I present to you this two-bedroom apartment, located on the second floor of a building with a swimming pool. The property stands out for its versatility, currently featuring an interior layout that allows it to be used as two independent one-bedroom units, each with its own living spaces. This configuration makes the

Location

📍 37.1033°N, 8.2387°W

· Albufeira, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T2 flat in Vale Pedras, Albufeira, Albufeira e Olhos de Água

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

Grade C — 5%/yr capital appreciation in Albufeira.

Go to Source via Idealista.pt

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+4.7%
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
-0.2%
$-62/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 1989
Energy: C
Condition: good

Description

I present to you this two-bedroom apartment, located on the second floor of a building with a swimming pool. The property stands out for its versatility, currently featuring an interior layout that allows it to be used as two independent one-bedroom units, each with its own living spaces. This configuration makes the

Income Breakdown

Short-Term Rental

No STR data available for this property

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.		$6,457
($3,522–$9,391)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$489,174

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.

$1.4M$1.0M$683K$342K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $390K
Capital appreciation
Property value growing at +4%/yr based on Albufeira market trends.
Year 5
Capital Value
$474K
+22%
Year 10
Capital Value
$577K
+48%
Year 20
Capital Value
$855K
+119%
Year 30
Capital Value
$1.3M
+224%

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
Weak
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of -0.2% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

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.