T2 flat in Avenida 25 de Abril, Ferreiras, Albufeira
T2 flat in Avenida 25 de Abril, Ferreiras, Albufeira — image 2T2 flat in Avenida 25 de Abril, Ferreiras, Albufeira — image 3T2 flat in Avenida 25 de Abril, Ferreiras, Albufeira — image 4T2 flat in Avenida 25 de Abril, Ferreiras, Albufeira — image 5
Grade Bapartmentbudget

T2 flat in Avenida 25 de Abril, Ferreiras, Albufeira

Albufeira · Central Algarve ·

€290,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €25,543/yr
Average Daily Rate: €132
-35.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 13.8 years
5-yr Capital Value: €381,056
10-yr Capital Value: €463,613
Brixfox Score: 63.3 / 100
Comparable Properties: 20
Data Confidence: 80%
Search Radius: 3 km

True Investment Cost

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

€330,632

+14.0% over asking

Asking price€290,000
IMT — Property transfer tax (investment schedule)€11,297
IS — Stamp duty (0.8%)€2,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,350
Total acquisition costs€19,217
Renovation (est. €55/m² × 83 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,565
(€2,490–€6,640)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€330,632

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.7%

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: 1
Building: 83 m²
Style: dated
Condition: good
Year Built: 2013
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
18.93
Visual Appeal
6.8
Ownership Security
13
Location
9.6
Land & Space
3.66
Rental Demand
5.31
Payback Speed
3
STR Suitability
3

Description

Excellent 2 bedroom apartment with a total area of 83m2, fully lit by natural light providing a super welcoming environment. Extremely well located, in the center of Ferreiras and just a few minutes away from thecharming beaches of Albufeira and all the commerce. With accessibility to EN125 and A22. Divided, two bed

Location

📍 37.1265°N, 8.2464°W

· Albufeira, Algarve, Portugal

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

T2 flat in Avenida 25 de Abril, Ferreiras, Albufeira

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

Grade B investment — short-term rental yields 6.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$71K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$1,599/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
16.4 yr
Rental only

Property details

Year built: 2013
Energy: B-
Condition: good

Description

Excellent 2 bedroom apartment with a total area of 83m2, fully lit by natural light providing a super welcoming environment. Extremely well located, in the center of Ferreiras and just a few minutes away from thecharming beaches of Albufeira and all the commerce. With accessibility to EN125 and A22. Divided, two bed

Income Breakdown

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Nightly Rate (ADR)
$196/night
50% ($90)Brixfox estimate($196/night)200% ($360)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$19,184
Airbnb data$196/night · 53% occupancy
Rental income
$196/night · 53% occ.
$37,952
Running costs (20%)
Utilities, cleaning, maintenance
-$7,590
Income tax (10%)
Indonesian rental income tax
-$10,627
Property tax
Annual property tax
-$552
Net income
6.1% ROI
$19,184

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$315,217
IMT (transfer tax, investment schedule)$12,279
Imposto de Selo (stamp duty)$2,522
Notary & registration$1,359
Legal / due diligence$4,728
Total acquisition costs$20,888
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,962
($2,707–$7,217)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$359,383

Gross yield (asking)

12.0%

True gross yield (all-in)

10.6%

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.

$2.0M$1.5M$1.0M$512K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $290K
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 14: 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
$353K
+22%
Rental Income
+$94K
Total Position
$447K
+54%
9.0%/yr
Year 10
Capital Value
$429K
+48%
Rental Income
+$202K
Total Position
$632K
+118%
8.1%/yr
Year 20
Capital Value
$635K
+119%
Rental Income
+$474K
Total Position
$1.1M
+283%
6.9%/yr
Year 30
Capital Value
$941K
+224%
Rental Income
+$840K
Total Position
$1.8M
+514%
6.2%/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
6.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$180 per night
Visual Appeal
Weak
3/10 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
Occupancy at 53% — 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

33% occ.
5.1%
$1,334/mo
43% occ.
6.7%
$1,751/mo
53% occ.
8.3%
$2,168/mo
current
63% occ.
9.8%
$2,585/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.