T3 flat in Rua 25 de Abril, Centro de Olhos de Água, Olhos de Água, Albufeira e Olhos de Água
Albufeira · Central Algarve ·
€490,000
Asking Price (EUR)
5.7%
True Net Yield (Owner, all-in)
4.0%
True Net Yield (Managed, all-in)
8.8%
True Gross Yield
49%
Occupancy
Projections — conservative (data maturing)
Our Airbnb calendar dataset started 0.9 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.
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
True Investment Cost
Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.
€569,210
+16.2% over asking
| Asking price | €490,000 |
| IMT — Property transfer tax (investment schedule) | €27,030 |
| IS — Stamp duty (0.8%) | €3,920 |
| Notary (escritura) | €1,000 |
| Property registry | €250 |
| Legal fees (~1.5%) | €7,350 |
| Total acquisition costs | €39,550 |
| Renovation (est. €55/m² × 172 m²) Light touch-ups — paint, fixtures, deep clean. | €9,460 (€5,160–€13,760) |
| Furnishing & STR launch (3bd × €4500 base, mid-range tier) Furniture, appliances, electronics, linens, AL licence setup, launch photography. | €30,200 |
| All-in investment (incl. renovation & furnishing) | €569,210 |
Gross yield (asking price)
10.2%
True gross yield (all-in)
8.8%
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
In Olhos d'Agua, here is a beautiful 3-bedroom apartment, fully renovated in 2024, located on the ground floor. It is accessed via a lovely, large, tree-lined terrace, a pleasant place to spend afternoons in the shade. It's made up of: - Living room; - Fully equipped kitchen (Confortec and Teka appliances) with acces
Location
📍 37.0911°N, 8.1902°W
· Albufeira, Algarve, Portugal