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 B+villamid-range

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

Albufeira · Central Algarve ·

€1.8M

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

19%

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: €103,539/yr
Average Daily Rate: €1478
Payback Period: 21.1 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.8M
Brixfox Score: 65.8 / 100
Comparable Properties: 9
Data Confidence: 63%
Search Radius: 10 km

True Investment Cost

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

€2.2M

+25.3% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€131,250
IS — Stamp duty (0.8%)€14,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,250
Total acquisition costs€172,750
Renovation (est. €350/m² × 602 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€210,700
(€150,500–€270,900)
Furnishing & STR launch (8bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€58,950
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

5.9%

True gross yield (all-in)

4.7%

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: 8
Bathrooms: 5
Building: 602 m²
Land: 5781 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1975
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched verandabalustrade balconycobblestone drivewayfireplace

Score Breakdown

ROI
15.07
Visual Appeal
11.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
1.92
Payback Speed
1
STR Suitability
3

Description

Set on a vast plot of almost 6000m2 in one of Albufeira's most sought-after areas, this spacious villa (T6+2) offers stunning sea and mountain views, total privacy, and excellent renovation potential. The main villa features five bedrooms, a master suite with balcony access, a bright living room, a fully equipped kitc

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

View on SeaHaven Real Estate →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

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

Inventory
8 Beds
Bathrooms
5 Baths
Built Area
602 m²
Land Plot
5781 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$431K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$6,204/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
25.5 yr
Rental only

Property details

Year built: 1975
Energy: D
Condition: fair

Description

Set on a vast plot of almost 6000m2 in one of Albufeira's most sought-after areas, this spacious villa (T6+2) offers stunning sea and mountain views, total privacy, and excellent renovation potential. The main villa features five bedrooms, a master suite with balcony access, a bright living room, a fully equipped kitc

Income Breakdown

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Nightly Rate (ADR)
$2,136/night
50% ($982)Brixfox estimate($2,136/night)200% ($3930)
Occupancy
19%
10%Brixfox estimate(19%)100%

Short-Term Rental

Yearly income
$74,450
Airbnb data$2,136/night · 19% occupancy
Rental income
$2,136/night · 19% occ.
$149,575
Running costs (20%)
Utilities, cleaning, maintenance
-$29,915
Income tax (10%)
Indonesian rental income tax
-$41,881
Property tax
Annual property tax
-$3,329
Net income
3.9% ROI
$74,450

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$1,902,174
IMT (transfer tax, investment schedule)$142,663
Imposto de Selo (stamp duty)$15,217
Notary & registration$1,359
Legal / due diligence$28,533
Total acquisition costs$187,772
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$229,022
($163,587–$294,457)
Furnishing & STR launch
8bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$61,902
All-in investment$2,380,870

Gross yield (asking)

7.9%

True gross yield (all-in)

6.3%

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.

$10.3M$7.7M$5.1M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$364K
Total Position
$2.5M
+42%
7.3%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$785K
Total Position
$3.4M
+93%
6.8%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$1.8M
Total Position
$5.7M
+224%
6.1%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$3.3M
Total Position
$8.9M
+411%
5.6%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Weak
19% average occupancy
Nightly Rate
Strong
$1965 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
5781 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1965 — positioned in the top tier
Generous 5781 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.9% 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.
8.4%
$13,364/mo
40% occ.
11.3%
$17,912/mo
19% occ.
5.3%
$8,449/mo
current
29% occ.
8.2%
$12,996/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.