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

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

Albufeira · Central Algarve ·

€1.2M

Asking Price (EUR)

12.8%

True Net Yield (Owner, all-in)

8.8%

True Net Yield (Managed, all-in)

19.6%

True Gross Yield

59%

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: €262,195/yr
Average Daily Rate: €1219
Payback Period: 6.0 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 82.3 / 100
Comparable Properties: 7
Data Confidence: 60%
Search Radius: 4 km

True Investment Cost

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

€1.3M

+13.8% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€88,125
IS — Stamp duty (0.8%)€9,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,625
Total acquisition costs€116,400
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

22.3%

True gross yield (all-in)

19.6%

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: 5
Bathrooms: 3
Building: 205 m²
Land: 1200 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: B
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor kitchen/bar areapergola with lightinglarge private poolspacious outdoor dining and lounging areas

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.89
Payback Speed
5
STR Suitability
3

Description

Magnificent 5-bedroom villa, surrounded by fruit trees and elegant landscaped gardens, offering stunning sea views, located in Sesmarias - Cerro da Águia, in the council of Albufeira, Algarve. This property stands out for its perfect harmony between rustic charm and contemporary comfort, providing an exclusive haven w

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

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

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
205 m²
Land Plot
1200 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 15.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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
+20.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$289K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.5%
$16,466/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.5 yr
Rental only

Property details

Energy: B
Condition: excellent

Description

Magnificent 5-bedroom villa, surrounded by fruit trees and elegant landscaped gardens, offering stunning sea views, located in Sesmarias - Cerro da Águia, in the council of Albufeira, Algarve. This property stands out for its perfect harmony between rustic charm and contemporary comfort, providing an exclusive haven w

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,786/night
50% ($822)Brixfox estimate($1,786/night)200% ($3287)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$197,594
Airbnb data$1,786/night · 59% occupancy
Rental income
$1,786/night · 59% occ.
$384,287
Running costs (20%)
Utilities, cleaning, maintenance
-$76,857
Income tax (10%)
Indonesian rental income tax
-$107,600
Property tax
Annual property tax
-$2,235
Net income
15.5% ROI
$197,594

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$1,277,174
IMT (transfer tax, investment schedule)$95,788
Imposto de Selo (stamp duty)$10,217
Notary & registration$1,359
Legal / due diligence$19,158
Total acquisition costs$126,522
RenovationMove-in ready
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,450,870

Gross yield (asking)

30.1%

True gross yield (all-in)

26.5%

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.

$14.3M$10.7M$7.2M$3.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$965K
Total Position
$2.4M
+104%
15.3%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$2.1M
Total Position
$3.8M
+225%
12.5%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$4.9M
Total Position
$7.5M
+535%
9.7%/yr
Year 30
Capital Value
$3.8M
+224%
Rental Income
+$8.6M
Total Position
$12.5M
+960%
8.2%/yr

Location

Albufeira

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.5% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$1643 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 15.5% — outperforms most villas in this market
Premium nightly rate of $1643 — positioned in the top tier
Generous 1200 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

39% occ.
13.7%
$14,624/mo
49% occ.
17.3%
$18,427/mo
59% occ.
20.9%
$22,230/mo
current
69% occ.
24.5%
$26,034/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.