Quinta in Centro de Olhos de Água, Albufeira e Olhos de Água
Quinta in Centro de Olhos de Água, Albufeira e Olhos de Água — image 2Quinta in Centro de Olhos de Água, Albufeira e Olhos de Água — image 3Quinta in Centro de Olhos de Água, Albufeira e Olhos de Água — image 4Quinta in Centro de Olhos de Água, Albufeira e Olhos de Água — image 5
Grade C+villabudget

Quinta in Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€2.5M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, 0% confidence).

0.0%

True Gross Yield

0%

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: €0/yr
Average Daily Rate: €0
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 99.0 years
5-yr Capital Value: €3.3M
10-yr Capital Value: €4.0M
Brixfox Score: 46.1 / 100
Comparable Properties: 0
Data Confidence: 0%
Search Radius: 15 km

True Investment Cost

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

€82.0M

+3180.2% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€187,500
IS — Stamp duty (0.8%)€20,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€37,500
Total acquisition costs€246,250
Renovation (est. €900/m² × 88000 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€79.2M
(€61.6M–€96.8M)
Furnishing & STR launch (14bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,050
All-in investment (incl. renovation & furnishing)€82.0M

Gross yield (asking price)

0.0%

True gross yield (all-in)

0.0%

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: 14
Building: 88000 m²
Land: 88680 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: NaN
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
6.93
Visual Appeal
3.6
Ownership Security
13
Location
10.2
Land & Space
9.34
Rental Demand
0
Payback Speed
0
STR Suitability
3

Description

Farm with Palatial house from the 19th century, Patã, Albufeira Farm with 8.8 hectares, with house built in the 19th century. It is located about 11 km from Vilamoura, 7 km from Albufeira and 2.1 km from Falésia beach, despite this proximity to the Algarve coast, rurality and countryside air are present in all their s

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Garvetur →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Quinta in Centro de Olhos de Água, Albufeira e Olhos de Água

Inventory
14 Beds
Bathrooms
0 Baths
Built Area
88000 m²
Land Plot
88680 m²
Tenure
Freehold
Yield Curve Status

Grade C+ — 5%/yr capital appreciation in Albufeira.

Go to Source via Idealista.pt

The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+4.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$615K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-396/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: NaN
Energy: Exempt
Condition: needs-renovation

Description

Farm with Palatial house from the 19th century, Patã, Albufeira Farm with 8.8 hectares, with house built in the 19th century. It is located about 11 km from Vilamoura, 7 km from Albufeira and 2.1 km from Falésia beach, despite this proximity to the Algarve coast, rurality and countryside air are present in all their s

Income Breakdown

Short-Term Rental

No STR data available for this property

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$2,717,391
IMT (transfer tax, investment schedule)$203,804
Imposto de Selo (stamp duty)$21,739
Notary & registration$1,359
Legal / due diligence$40,761
Total acquisition costs$267,663
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$86,086,957
($66,956,522–$105,217,391)
Furnishing & STR launch
14bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$62,011
All-in investment$89,134,022

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.

$8.8M$6.6M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $2.5M
Capital appreciation
Property value growing at +4%/yr based on Albufeira market trends.
Year 5
Capital Value
$3.0M
+22%
Year 10
Capital Value
$3.7M
+48%
Year 20
Capital Value
$5.5M
+119%
Year 30
Capital Value
$8.1M
+224%

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
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
88680 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 88680 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 -0.2% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

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.