Terraced house in Cerro de Águia - Patroves, Albufeira e Olhos de Água
Terraced house in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 2Terraced house in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 3Terraced house in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 4Terraced house in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 5
Grade Bvillamid-range

Terraced house in Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€449,950

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €31,636/yr
Average Daily Rate: €221
Payback Period: 17.5 years
5-yr Capital Value: €591,228
10-yr Capital Value: €719,319
Brixfox Score: 61.3 / 100
Comparable Properties: 22
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€521,930

+16.0% over asking

Asking price€449,950
IMT — Property transfer tax (investment schedule)€23,826
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,749
Total acquisition costs€35,425
Renovation (est. €55/m² × 131 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,205
(€3,930–€10,480)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€521,930

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.1%

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: 3
Building: 131 m²
Style: contemporary
Condition: good
Year Built: 2007
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private terracescommunal poolsea views

Score Breakdown

ROI
16.56
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.44
Rental Demand
3.92
Payback Speed
2
STR Suitability
3

Description

2 bedroom villa with sea view inserted in a closed condominium consisting of 9 villas, swimming pool and parking located in Patroves, Albufeira. With a tranquil environment and stunning sea views, it is the ideal choice for both permanent residence and holiday home as it has a valid Local Accommodation license. - The g

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

View on VILLAMARKET IMOVEIS →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Terraced house in Cerro de Águia - Patroves, Albufeira e Olhos de Água

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

Grade B investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$111K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$1,938/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.0 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: good

Description

2 bedroom villa with sea view inserted in a closed condominium consisting of 9 villas, swimming pool and parking located in Patroves, Albufeira. With a tranquil environment and stunning sea views, it is the ideal choice for both permanent residence and holiday home as it has a valid Local Accommodation license. - The g

Income Breakdown

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Nightly Rate (ADR)
$324/night
50% ($149)Brixfox estimate($324/night)200% ($596)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$23,253
Airbnb data$324/night · 39% occupancy
Rental income
$324/night · 39% occ.
$46,363
Running costs (20%)
Utilities, cleaning, maintenance
-$9,273
Income tax (10%)
Indonesian rental income tax
-$12,982
Property tax
Annual property tax
-$856
Net income
4.8% ROI
$23,253

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$489,076
IMT (transfer tax, investment schedule)$25,898
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,336
Total acquisition costs$38,505
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,832
($4,272–$11,391)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$565,141

Gross yield (asking)

9.5%

True gross yield (all-in)

8.2%

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.

$2.8M$2.1M$1.4M$712K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$114K
Total Position
$661K
+47%
8.0%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$245K
Total Position
$911K
+103%
7.3%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$575K
Total Position
$1.6M
+247%
6.4%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.0M
Total Position
$2.5M
+451%
5.9%/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
Average
4.8% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$298 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $298 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% is near 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.
4.9%
$1,997/mo
40% occ.
6.6%
$2,687/mo
current
39% occ.
6.5%
$2,633/mo
current
49% occ.
8.2%
$3,323/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.