T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água
T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 2T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 3T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 4T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.1M

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €53,716/yr
Average Daily Rate: €378
+12.0% vs area baselineModern/contemporary style (+12%), Has pool (0%)
Payback Period: 24.6 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 61.5 / 100
Comparable Properties: 11
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€1.2M

+12.3% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€64,200
IS — Stamp duty (0.8%)€8,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,050
Total acquisition costs€90,060
Renovation (est. €55/m² × 160 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,800
(€4,800–€12,800)
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)€1.2M

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.5%

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: 2
Building: 160 m²
Style: contemporary
Condition: good
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal pool areamature trees providing shade

Score Breakdown

ROI
14.04
Visual Appeal
11.2
Ownership Security
13
Location
10.2
Land & Space
5.2
Rental Demand
3.89
Payback Speed
1
STR Suitability
3

Description

T3 apartment in Albufeira with a 30 m² balcony and 5 minutes from Falesia Beach. Discover this exclusive T3 apartment in Albufeira, located in the prestigious Pin Sun Park urbanization, just a 5-minute walk from the iconic Falesia Beach. With a gross area of 160 m² and excellent sun exposure, this property combines com

Location

📍 37.0927°N, 8.1665°W

· Albufeira, Algarve, Portugal

View on Eu Lisboa - Actividades Imobiliárias Lda →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

T3 flat in Praia da Falésia, Olhos de Água, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 3.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$263K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.3%
$3,234/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
30.0 yr
Rental only

Property details

Energy: A
Condition: good

Description

T3 apartment in Albufeira with a 30 m² balcony and 5 minutes from Falesia Beach. Discover this exclusive T3 apartment in Albufeira, located in the prestigious Pin Sun Park urbanization, just a 5-minute walk from the iconic Falesia Beach. With a gross area of 160 m² and excellent sun exposure, this property combines com

Income Breakdown

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Nightly Rate (ADR)
$553/night
50% ($254)Brixfox estimate($553/night)200% ($1017)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$38,810
Airbnb data$553/night · 39% occupancy
Rental income
$553/night · 39% occ.
$78,548
Running costs (20%)
Utilities, cleaning, maintenance
-$15,710
Income tax (10%)
Indonesian rental income tax
-$21,993
Property tax
Annual property tax
-$2,035
Net income
3.3% ROI
$38,810

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$1,163,043
IMT (transfer tax, investment schedule)$69,783
Imposto de Selo (stamp duty)$9,304
Notary & registration$1,359
Legal / due diligence$17,446
Total acquisition costs$97,891
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,565
($5,217–$13,913)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,306,043

Gross yield (asking)

6.8%

True gross yield (all-in)

6.0%

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.

$5.9M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$190K
Total Position
$1.5M
+39%
6.9%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$409K
Total Position
$2.0M
+86%
6.4%/yr
Year 20
Capital Value
$2.3M
+119%
Rental Income
+$959K
Total Position
$3.3M
+209%
5.8%/yr
Year 30
Capital Value
$3.5M
+224%
Rental Income
+$1.7M
Total Position
$5.2M
+383%
5.4%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.3% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$508 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

Premium nightly rate of $508 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.3% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.5%
$3,360/mo
40% occ.
4.7%
$4,537/mo
39% occ.
4.6%
$4,412/mo
current
49% occ.
5.8%
$5,589/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.