T2 flat in Estrada de Vale de Pedras, Vale Pedras, Albufeira, Albufeira e Olhos de Água
T2 flat in Estrada de Vale de Pedras, Vale Pedras, Albufeira, Albufeira e Olhos de Água — image 2T2 flat in Estrada de Vale de Pedras, Vale Pedras, Albufeira, Albufeira e Olhos de Água — image 3T2 flat in Estrada de Vale de Pedras, Vale Pedras, Albufeira, Albufeira e Olhos de Água — image 4T2 flat in Estrada de Vale de Pedras, Vale Pedras, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T2 flat in Estrada de Vale de Pedras, Vale Pedras, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€359,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €37,118/yr
Average Daily Rate: €233
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 11.9 years
5-yr Capital Value: €471,721
10-yr Capital Value: €573,920
Brixfox Score: 68.5 / 100
Comparable Properties: 95
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.

€415,407

+15.7% over asking

Asking price€359,000
IMT — Property transfer tax (investment schedule)€16,550
IS — Stamp duty (0.8%)€2,872
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,385
Total acquisition costs€26,057
Renovation (est. €55/m² × 100 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,500
(€3,000–€8,000)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€415,407

Gross yield (asking price)

10.3%

True gross yield (all-in)

8.9%

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: 2
Building: 100 m²
Style: contemporary
Condition: good
Year Built: 2003
Energy Certificate: Not indicated

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
20.75
Visual Appeal
9.2
Ownership Security
13
Location
10.2
Land & Space
4
Rental Demand
4.36
Payback Speed
4
STR Suitability
3

Description

Apartment for sale, 2 bedrooms, both with built-in wardrobes, floating parquet flooring, 2 bathrooms, hallway, equipped kitchen, living room with sea view and balcony. This apartment was built in 2003, is in excellent condition, has double glazing, air conditioning, plastered walls, and faces south. The apartment has a

Location

📍 37.1016°N, 8.2367°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

T2 flat in Estrada de Vale de Pedras, Vale Pedras, Albufeira, Albufeira e Olhos de Água

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

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

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The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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.

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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%
+$88K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$2,310/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
14.1 yr
Rental only

Property details

Year built: 2003
Energy: Not indicated
Condition: good

Description

Apartment for sale, 2 bedrooms, both with built-in wardrobes, floating parquet flooring, 2 bathrooms, hallway, equipped kitchen, living room with sea view and balcony. This apartment was built in 2003, is in excellent condition, has double glazing, air conditioning, plastered walls, and faces south. The apartment has a

Income Breakdown

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Nightly Rate (ADR)
$343/night
50% ($158)Brixfox estimate($343/night)200% ($631)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$27,721
Airbnb data$343/night · 44% occupancy
Rental income
$343/night · 44% occ.
$54,623
Running costs (20%)
Utilities, cleaning, maintenance
-$10,925
Income tax (10%)
Indonesian rental income tax
-$15,294
Property tax
Annual property tax
-$683
Net income
7.1% ROI
$27,721

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$390,217
IMT (transfer tax, investment schedule)$17,989
Imposto de Selo (stamp duty)$3,122
Notary & registration$1,359
Legal / due diligence$5,853
Total acquisition costs$28,323
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,978
($3,261–$8,696)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$451,529

Gross yield (asking)

14.0%

True gross yield (all-in)

12.1%

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.

$2.7M$2.1M$1.4M$684K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $359K
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
$437K
+22%
Rental Income
+$135K
Total Position
$572K
+59%
9.8%/yr
Year 10
Capital Value
$531K
+48%
Rental Income
+$292K
Total Position
$824K
+129%
8.7%/yr
Year 20
Capital Value
$787K
+119%
Rental Income
+$685K
Total Position
$1.5M
+310%
7.3%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.2M
Total Position
$2.4M
+562%
6.5%/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
7.1% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$316 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $316 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
6.6%
$2,135/mo
40% occ.
8.8%
$2,866/mo
44% occ.
9.6%
$3,130/mo
current
54% occ.
11.9%
$3,860/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.