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 Bvillamid-range

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

Albufeira · Central Algarve ·

€899,000

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

37%

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: €32,127/yr
Average Daily Rate: €240
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 35.0 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 56.9 / 100
Comparable Properties: 23
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+12.7% over asking

Asking price€899,000
IMT — Property transfer tax (investment schedule)€53,940
IS — Stamp duty (0.8%)€7,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,485
Total acquisition costs€75,867
Renovation (est. €55/m² × 159 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,745
(€4,770–€12,720)
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)€1.0M

Gross yield (asking price)

3.6%

True gross yield (all-in)

3.2%

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: 159 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced-housingcommunal-poolocean-proximity

Score Breakdown

ROI
11.07
Visual Appeal
12.6
Ownership Security
13
Location
8.4
Land & Space
5.18
Rental Demand
3.66
Payback Speed
0
STR Suitability
3

Description

Luxury House | 2 Bedrooms | 186 m² | Terrace | Garage | Beach | Castle | Albufeira Located in one of the most exclusive settings in Castelo, Albufeira, this luxury 2-bedroom villa represents a unique opportunity to live by the sea, in a high-quality residential environment, tranquility and privacy, just minutes from t

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

View on RE/MAX Siimgroup Loft →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

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

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
159 m²
Land Plot
0 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 Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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%
+$221K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.3%
$1,869/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
43.6 yr
Rental only

Property details

Year built: 2007
Energy: B-
Condition: good

Description

Luxury House | 2 Bedrooms | 186 m² | Terrace | Garage | Beach | Castle | Albufeira Located in one of the most exclusive settings in Castelo, Albufeira, this luxury 2-bedroom villa represents a unique opportunity to live by the sea, in a high-quality residential environment, tranquility and privacy, just minutes from t

Income Breakdown

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Nightly Rate (ADR)
$347/night
50% ($160)Brixfox estimate($347/night)200% ($639)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$22,428
Airbnb data$347/night · 37% occupancy
Rental income
$347/night · 37% occ.
$46,420
Running costs (20%)
Utilities, cleaning, maintenance
-$9,284
Income tax (10%)
Indonesian rental income tax
-$12,997
Property tax
Annual property tax
-$1,710
Net income
2.3% ROI
$22,428

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$977,174
IMT (transfer tax, investment schedule)$58,630
Imposto de Selo (stamp duty)$7,817
Notary & registration$1,359
Legal / due diligence$14,658
Total acquisition costs$82,464
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,505
($5,185–$13,826)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$1,098,872

Gross yield (asking)

4.8%

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.

$4.5M$3.4M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $899K
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
$1.1M
+22%
Rental Income
+$110K
Total Position
$1.2M
+34%
6.0%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$237K
Total Position
$1.6M
+74%
5.7%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$554K
Total Position
$2.5M
+181%
5.3%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$982K
Total Position
$3.9M
+334%
5.0%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.3% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$320 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 $320 — 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 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.
2.5%
$2,076/mo
40% occ.
3.5%
$2,815/mo
37% occ.
3.2%
$2,565/mo
current
47% occ.
4.1%
$3,305/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.