T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água
T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 2T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 3T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 4T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água — image 5
Grade B+apartmentmid-range

T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€235,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.7%

True Gross Yield

43%

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: €23,504/yr
Average Daily Rate: €150
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 12.5 years
5-yr Capital Value: €308,787
10-yr Capital Value: €375,686
Brixfox Score: 65.1 / 100
Comparable Properties: 97
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€270,637

+15.2% over asking

Asking price€235,000
IMT — Property transfer tax (investment schedule)€7,447
IS — Stamp duty (0.8%)€1,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,525
Total acquisition costs€14,102
Renovation (est. €55/m² × 37 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,035
(€1,110–€2,960)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€270,637

Gross yield (asking price)

10.0%

True gross yield (all-in)

8.7%

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: 1
Bathrooms: 1
Building: 37 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone-pathwaybalconies-with-black-railings

Score Breakdown

ROI
20.1
Visual Appeal
8.8
Ownership Security
13
Location
10.2
Land & Space
2.74
Rental Demand
4.3
Payback Speed
3
STR Suitability
3

Description

Discover this cosy 1 bedroom flat located in one of the quietest and most emblematic areas of Albufeira, in Cerro da Piedade. The property consists of a comfortable bedroom, a living room with a fully functional kitchenette, a bathroom with shower and a private terrace, ideal for enjoying the mild climate of the Algar

Location

📍 37.0906°N, 8.2590°W

· Albufeira, Algarve, Portugal

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Albufeira / Central Algarve

T1 flat in Marina de Albufeira - Cerro da Piedade, Albufeira, Albufeira e Olhos de Água

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

Grade B+ investment — short-term rental yields 6.7% net return annually.

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The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$58K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$1,435/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
14.8 yr
Rental only

Property details

Energy: C
Condition: good

Description

Discover this cosy 1 bedroom flat located in one of the quietest and most emblematic areas of Albufeira, in Cerro da Piedade. The property consists of a comfortable bedroom, a living room with a fully functional kitchenette, a bathroom with shower and a private terrace, ideal for enjoying the mild climate of the Algar

Income Breakdown

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Nightly Rate (ADR)
$216/night
50% ($100)Brixfox estimate($216/night)200% ($398)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$17,221
Airbnb data$216/night · 43% occupancy
Rental income
$216/night · 43% occ.
$33,977
Running costs (20%)
Utilities, cleaning, maintenance
-$6,795
Income tax (10%)
Indonesian rental income tax
-$9,514
Property tax
Annual property tax
-$447
Net income
6.7% ROI
$17,221

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$255,435
IMT (transfer tax, investment schedule)$8,095
Imposto de Selo (stamp duty)$2,043
Notary & registration$1,359
Legal / due diligence$3,832
Total acquisition costs$15,328
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,212
($1,207–$3,217)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$294,171

Gross yield (asking)

13.3%

True gross yield (all-in)

11.6%

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.

$1.7M$1.3M$872K$436K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $235K
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 13: 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
$286K
+22%
Rental Income
+$84K
Total Position
$370K
+57%
9.5%/yr
Year 10
Capital Value
$348K
+48%
Rental Income
+$182K
Total Position
$529K
+125%
8.5%/yr
Year 20
Capital Value
$515K
+119%
Rental Income
+$426K
Total Position
$941K
+300%
7.2%/yr
Year 30
Capital Value
$762K
+224%
Rental Income
+$754K
Total Position
$1.5M
+545%
6.4%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Good
$199 per night
Visual Appeal
Average
5/10 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 43% — 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.
6.3%
$1,345/mo
40% occ.
8.5%
$1,806/mo
43% occ.
9.1%
$1,945/mo
current
53% occ.
11.3%
$2,406/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.