T2 flat in Rua Torre da Medronheira, 2, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
Albufeira · Central Algarve ·
€489,000
Asking Price (EUR)
4.4%
True Net Yield (Owner, all-in)
3.0%
True Net Yield (Managed, all-in)
6.7%
True Gross Yield
45%
Occupancy
Projections — conservative (data maturing)
Our Airbnb calendar dataset started 0.8 months ago and is currently at 7% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.72, occupancy cap 66%) that auto-fades to full fidelity by April 2027.
True Investment Cost
Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.
€570,897
+16.7% over asking
| Asking price | €489,000 |
| IMT — Property transfer tax (investment schedule) | €26,950 |
| IS — Stamp duty (0.8%) | €3,912 |
| Notary (escritura) | €1,000 |
| Property registry | €250 |
| Legal fees (~1.5%) | €7,335 |
| Total acquisition costs | €39,447 |
| Renovation | €0 — move-in ready |
| Furnishing & STR launch (2bd × €8000 base, luxury tier) Furniture, appliances, electronics, linens, AL licence setup, launch photography. | €42,450 |
| All-in investment (incl. renovation & furnishing) | €570,897 |
Gross yield (asking price)
7.8%
True gross yield (all-in)
6.7%
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.
AL Licence Status Unconfirmed
AL licence status unconfirmed — verify before purchase
Design Features
Score Breakdown
Description
2-Bedroom Apartment, 140m² | Rooftop Pool with Sea View | Spacious Terrace | Garage | 300m from the Beach Wake up to the sound of the ocean, just 300 meters from the shoreline, feel the Atlantic breeze, and unwind at sunset in a rooftop pool with sweeping 360º sea views. This exceptional 2-bedroom apartment in Olhos
Location
📍 37.0917°N, 8.1936°W
· Albufeira, Algarve, Portugal