T2 flat in Estrada de Albufeira, 55, Balaia, Olhos de Água, Albufeira e Olhos de Água
T2 flat in Estrada de Albufeira, 55, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 2T2 flat in Estrada de Albufeira, 55, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 3T2 flat in Estrada de Albufeira, 55, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 4T2 flat in Estrada de Albufeira, 55, Balaia, Olhos de Água, Albufeira e Olhos de Água — image 5
Grade C+apartmentbudget

T2 flat in Estrada de Albufeira, 55, Balaia, Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€372,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

36%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €15,754/yr
Average Daily Rate: €119
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 29.4 years
5-yr Capital Value: €488,802
10-yr Capital Value: €594,703
Brixfox Score: 51.7 / 100
Comparable Properties: 70
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€448,446

+20.5% over asking

Asking price€372,000
IMT — Property transfer tax (investment schedule)€17,590
IS — Stamp duty (0.8%)€2,976
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,580
Total acquisition costs€27,396
Renovation (est. €350/m² × 92 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€32,200
(€23,000–€41,400)
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)€448,446

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.5%

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: 2
Bathrooms: 1
Building: 92 m²
Style: dated
Condition: fair
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.84
Visual Appeal
6.2
Ownership Security
13
Location
10.2
Land & Space
3.84
Rental Demand
3.63
Payback Speed
0
STR Suitability
3

Description

Apartment in Balaia Mar, located 500m from Maria Luísa beach, with two bedrooms, living room, renovated bathroom and kitchen, pantry, and a large 25m2 terrace. Excellent investment for holidays or permanent residence. Pools 30m away and tennis within the development.

Location

📍 37.0919°N, 8.2064°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T2 flat in Estrada de Albufeira, 55, Balaia, Olhos de Água, Albufeira e Olhos de Água

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

Grade C+ investment — short-term rental yields 2.8% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$92K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$932/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
36.2 yr
Rental only

Property details

Energy: C
Condition: fair

Description

Apartment in Balaia Mar, located 500m from Maria Luísa beach, with two bedrooms, living room, renovated bathroom and kitchen, pantry, and a large 25m2 terrace. Excellent investment for holidays or permanent residence. Pools 30m away and tennis within the development.

Income Breakdown

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Nightly Rate (ADR)
$173/night
50% ($79)Brixfox estimate($173/night)200% ($317)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$11,185
Airbnb data$173/night · 36% occupancy
Rental income
$173/night · 36% occ.
$22,871
Running costs (20%)
Utilities, cleaning, maintenance
-$4,574
Income tax (10%)
Indonesian rental income tax
-$6,404
Property tax
Annual property tax
-$708
Net income
2.8% ROI
$11,185

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$404,348
IMT (transfer tax, investment schedule)$19,120
Imposto de Selo (stamp duty)$3,235
Notary & registration$1,359
Legal / due diligence$6,065
Total acquisition costs$29,778
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$35,000
($25,000–$45,000)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$487,441

Gross yield (asking)

5.7%

True gross yield (all-in)

4.7%

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$975K$488K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $372K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$453K
+22%
Rental Income
+$55K
Total Position
$507K
+36%
6.4%/yr
Year 10
Capital Value
$551K
+48%
Rental Income
+$118K
Total Position
$669K
+80%
6.0%/yr
Year 20
Capital Value
$815K
+119%
Rental Income
+$277K
Total Position
$1.1M
+193%
5.5%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$490K
Total Position
$1.7M
+356%
5.2%/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
Weak
2.8% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Weak
2/10 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 2.8% is below 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.
3.1%
$1,043/mo
40% occ.
4.2%
$1,410/mo
36% occ.
3.8%
$1,275/mo
current
46% occ.
4.9%
$1,643/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.