T1 flat in Estrada de Albufeira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
T1 flat in Estrada de Albufeira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 2T1 flat in Estrada de Albufeira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 3T1 flat in Estrada de Albufeira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 4T1 flat in Estrada de Albufeira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade Bapartmentmid-range

T1 flat in Estrada de Albufeira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€330,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €25,656/yr
Average Daily Rate: €156
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 29.0 years
5-yr Capital Value: €382,560
10-yr Capital Value: €443,492
Brixfox Score: 61.4 / 100
Comparable Properties: 46
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€379,085

+14.9% over asking

Asking price€330,000
IMT — Property transfer tax (investment schedule)€14,230
IS — Stamp duty (0.8%)€2,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,950
Total acquisition costs€23,070
Renovation (est. €55/m² × 73 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,015
(€2,190–€5,840)
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)€379,085

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.8%

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: 2
Building: 73 m²
Style: portuguese-traditional
Condition: good
Year Built: 2008
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved swimming poolbrick pavingpalm trees

Score Breakdown

ROI
13.08
Visual Appeal
11.2
Ownership Security
13
Location
10.2
Land & Space
3.46
Rental Demand
4.51
Payback Speed
2
STR Suitability
4

Description

Studio + 1 Apartment in Olhos de Água, in excellent condition, just minutes from the beach Fantastic studio + 1 apartment, located on the 1st floor, fully furnished, in Olhos de Água. The apartment is in excellent condition, practically like new. Located in a privileged area, a few minutes' walk from the beach, it is t

Location

📍 37.0927°N, 8.2004°W

· Albufeira, Algarve, Portugal

View on RE/MAX Privilege →Also on Idealista.pt
T1 flat in Estrada de Albufeira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
Idealista.pt
Source verified

T1 flat in Estrada de Albufeira, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Freehold · Ref BF-7879
Ownership
Freehold
Bedrooms
1
Bathrooms
2
Built area
73 m²
True net yield
3.5%
≈ $2,162/mo net after costs & tax
Brixfox Score 61 · B

Property details

Year built: 2008
Energy: B-
Condition: good

Description

Studio + 1 Apartment in Olhos de Água, in excellent condition, just minutes from the beach Fantastic studio + 1 apartment, located on the 1st floor, fully furnished, in Olhos de Água. The apartment is in excellent condition, practically like new. Located in a privileged area, a few minutes' walk from the beach, it is t

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.

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Nightly Rate (ADR)
$224/night
50% ($103)Brixfox estimate($224/night)200% ($412)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$17,770
Airbnb data$224/night · 45% occupancy
Rental income
$224/night · 45% occ.
$34,174
Running costs (20%)
Utilities, cleaning, maintenance
-$6,835
Income tax (10%)
Indonesian rental income tax
-$9,569
Property tax
Annual property tax
-$0
Net income
5.0% ROI
$17,770

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

3.5%

on all-in cost of $403,749

Scenario
Pre-tax
After-tax
Owner-managed
6.4%
5.7%
Fully-managed
4.2%
3.5%
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

8.5%

Annual Revenue

$34,174

Income Tax / yr

$2,990

Payback

29 yrs

True All-In Cost
Asking price$358,696
IMT — transfer tax (non-resident 7.5%)$26,902
Stamp duty (0.8%)$2,870
Notary + registry$2,174
Legal$4,412
Furnishing + STR launch$8,696
All-in cost$403,749

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$2.1M$1.6M$1.1M$531K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $330K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$401K
+22%
Rental Income
+$87K
Total Position
$488K
+48%
8.2%/yr
Year 10
Capital Value
$488K
+48%
Rental Income
+$187K
Total Position
$676K
+105%
7.4%/yr
Year 20
Capital Value
$723K
+119%
Rental Income
+$439K
Total Position
$1.2M
+252%
6.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$778K
Total Position
$1.8M
+460%
5.9%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
5.0% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$206 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 $206 — 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 5.0% 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.
4.8%
$1,431/mo
40% occ.
6.4%
$1,909/mo
45% occ.
7.2%
$2,153/mo
current
55% occ.
8.8%
$2,630/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
$358,696
3.5%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.