T1 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água
T1 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 2T1 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 3T1 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 4T1 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentbudget

T1 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€148,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.2%

True Gross Yield

50%

Occupancy

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.

Projected Gross Revenue: €15,625/yr
Average Daily Rate: €86
-42.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 11.8 years
5-yr Capital Value: €194,470
10-yr Capital Value: €236,602
Brixfox Score: 67.3 / 100
Comparable Properties: 83
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€170,332

+15.1% over asking

Asking price€148,000
IMT — Property transfer tax (investment schedule)€2,198
IS — Stamp duty (0.8%)€1,184
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,220
Total acquisition costs€6,852
Renovation (est. €55/m² × 36 m²)
Light touch-ups — paint, fixtures, deep clean.		€1,980
(€1,080–€2,880)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€170,332

Gross yield (asking price)

10.6%

True gross yield (all-in)

9.2%

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: 36 m²
Style: dated
Condition: good
Energy Certificate: Not indicated

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
20.78
Visual Appeal
8.6
Ownership Security
13
Location
10.2
Land & Space
2.72
Rental Demand
4.97
Payback Speed
4
STR Suitability
3

Description

T1 Apartment Olhos de Água - Albufeira T1 apartment with 36 m², located in the quiet area of Olhos de Água, in Albufeira, just 5 minutes from the beach. This cozy apartment is part of a condominium that offers a swimming pool and tennis court, providing a perfect environment for both holidays and investment in local

Location

📍 37.0910°N, 8.2487°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T1 flat in Centro da Cidade, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$36K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$955/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.0 yr
Rental only

Property details

Energy: Not indicated
Condition: good

Description

T1 Apartment Olhos de Água - Albufeira T1 apartment with 36 m², located in the quiet area of Olhos de Água, in Albufeira, just 5 minutes from the beach. This cozy apartment is part of a condominium that offers a swimming pool and tennis court, providing a perfect environment for both holidays and investment in local

Income Breakdown

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Nightly Rate (ADR)
$125/night
50% ($57)Brixfox estimate($125/night)200% ($229)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$11,461
Airbnb data$125/night · 50% occupancy
Rental income
$125/night · 50% occ.
$22,583
Running costs (20%)
Utilities, cleaning, maintenance
-$4,517
Income tax (10%)
Indonesian rental income tax
-$6,323
Property tax
Annual property tax
-$282
Net income
7.1% ROI
$11,461

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$160,870
IMT (transfer tax, investment schedule)$2,389
Imposto de Selo (stamp duty)$1,287
Notary & registration$1,359
Legal / due diligence$2,413
Total acquisition costs$7,448
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,152
($1,174–$3,130)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$185,143

Gross yield (asking)

14.0%

True gross yield (all-in)

12.2%

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.

$1.1M$847K$564K$282K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $148K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$180K
+22%
Rental Income
+$56K
Total Position
$236K
+59%
9.8%/yr
Year 10
Capital Value
$219K
+48%
Rental Income
+$121K
Total Position
$340K
+130%
8.7%/yr
Year 20
Capital Value
$324K
+119%
Rental Income
+$283K
Total Position
$608K
+311%
7.3%/yr
Year 30
Capital Value
$480K
+224%
Rental Income
+$502K
Total Position
$982K
+563%
6.5%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Average
$115 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 50% — 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

30% occ.
5.8%
$772/mo
40% occ.
7.7%
$1,038/mo
50% occ.
9.7%
$1,294/mo
current
60% occ.
11.6%
$1,559/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.