Detached house in Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
Detached house in Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 2Detached house in Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 3Detached house in Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 4Detached house in Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

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

Albufeira · Central Algarve ·

€3.3M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

49%

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: €113,889/yr
Average Daily Rate: €634
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 35.3 years
5-yr Capital Value: €4.3M
10-yr Capital Value: €5.2M
Brixfox Score: 66.6 / 100
Comparable Properties: 10
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€3.6M

+11.8% over asking

Asking price€3.3M
IMT — Property transfer tax (investment schedule)€243,750
IS — Stamp duty (0.8%)€26,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€48,750
Total acquisition costs€319,750
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€3.6M

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.1%

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: 4
Bathrooms: 6
Building: 476 m²
Land: 1797 m²
Style: contemporary
Condition: excellent
Year Built: 2010
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poollarge outdoor terracemodern architecture with large windowssea viewextensive private garden

Score Breakdown

ROI
11.04
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.92
Payback Speed
0
STR Suitability
3

Description

Virtual Tour    |     Video A deluxe fully furnished villa affording an elevated location with marvellous sea and country views in a tranquil housing estate, within a short drive of beautiful beaches, golf course and Albufeira old town and marina. Basement: Spacious garage for several cars, toilet and storeroom. Ground

Location

📍 37.0892°N, 8.2870°W

· Albufeira, Algarve, Portugal

View on Kaiser Properties →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

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

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
476 m²
Land Plot
1797 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$800K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.3%
$6,701/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
43.9 yr
Rental only

Property details

Year built: 2010
Energy: A+
Condition: excellent

Description

Virtual Tour    |     Video A deluxe fully furnished villa affording an elevated location with marvellous sea and country views in a tranquil housing estate, within a short drive of beautiful beaches, golf course and Albufeira old town and marina. Basement: Spacious garage for several cars, toilet and storeroom. Ground

Income Breakdown

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Nightly Rate (ADR)
$927/night
50% ($426)Brixfox estimate($927/night)200% ($1705)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$80,413
Airbnb data$927/night · 49% occupancy
Rental income
$927/night · 49% occ.
$166,529
Running costs (20%)
Utilities, cleaning, maintenance
-$33,306
Income tax (10%)
Indonesian rental income tax
-$46,628
Property tax
Annual property tax
-$6,182
Net income
2.3% ROI
$80,413

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$3,532,609
IMT (transfer tax, investment schedule)$264,946
Imposto de Selo (stamp duty)$28,261
Notary & registration$1,359
Legal / due diligence$52,989
Total acquisition costs$347,554
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$3,945,543

Gross yield (asking)

4.7%

True gross yield (all-in)

4.2%

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.

$16.2M$12.1M$8.1M$4.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.3M
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 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.0M
+22%
Rental Income
+$393K
Total Position
$4.3M
+34%
6.0%/yr
Year 10
Capital Value
$4.8M
+48%
Rental Income
+$848K
Total Position
$5.7M
+74%
5.7%/yr
Year 20
Capital Value
$7.1M
+119%
Rental Income
+$2.0M
Total Position
$9.1M
+180%
5.3%/yr
Year 30
Capital Value
$10.5M
+224%
Rental Income
+$3.5M
Total Position
$14.1M
+333%
5.0%/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
Weak
2.3% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$853 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1797 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $853 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1797 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% is below 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.
1.8%
$5,405/mo
40% occ.
2.5%
$7,378/mo
49% occ.
3.1%
$9,199/mo
current
59% occ.
3.8%
$11,173/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.