Detached house in Estrada dos Barreiros, Paderne, Albufeira
Detached house in Estrada dos Barreiros, Paderne, Albufeira — image 2Detached house in Estrada dos Barreiros, Paderne, Albufeira — image 3Detached house in Estrada dos Barreiros, Paderne, Albufeira — image 4Detached house in Estrada dos Barreiros, Paderne, Albufeira — image 5
Grade Bvillamid-range

Detached house in Estrada dos Barreiros, Paderne, Albufeira

Albufeira · Central Algarve ·

€599,000

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €20,232/yr
Average Daily Rate: €105
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 36.8 years
5-yr Capital Value: €787,077
10-yr Capital Value: €957,600
Brixfox Score: 62.4 / 100
Comparable Properties: 5
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€788,377

+31.6% over asking

Asking price€599,000
IMT — Property transfer tax (investment schedule)€35,750
IS — Stamp duty (0.8%)€4,792
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,985
Total acquisition costs€50,777
Renovation (est. €350/m² × 304 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€106,400
(€76,000–€136,800)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€788,377

Gross yield (asking price)

3.4%

True gross yield (all-in)

2.6%

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: 3
Bathrooms: 3
Building: 304 m²
Land: 16000 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved architecturetall decorative chimneyarched doorways

Score Breakdown

ROI
10.87
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.3
Payback Speed
0
STR Suitability
3

Description

Charming villa on a large plot - Great potential - Lentiscais / Paderne - Algarve In a peaceful, rural setting in Lentiscais, near Paderne, this unique house offers a rare opportunity in the Algarve: space, land, and real potential for development. The villa offers approximately 234 m² of living space and comprises:

Location

📍 37.1984°N, 8.1972°W

· Albufeira, Algarve, Portugal

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Albufeira / Central Algarve

Detached house in Estrada dos Barreiros, Paderne, Albufeira

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
304 m²
Land Plot
16000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.2% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$147K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$1,180/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
46.0 yr
Rental only

Property details

Energy: D
Condition: fair

Description

Charming villa on a large plot - Great potential - Lentiscais / Paderne - Algarve In a peaceful, rural setting in Lentiscais, near Paderne, this unique house offers a rare opportunity in the Algarve: space, land, and real potential for development. The villa offers approximately 234 m² of living space and comprises:

Income Breakdown

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Nightly Rate (ADR)
$152/night
50% ($70)Brixfox estimate($152/night)200% ($280)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$14,162
Airbnb data$152/night · 53% occupancy
Rental income
$152/night · 53% occ.
$29,425
Running costs (20%)
Utilities, cleaning, maintenance
-$5,885
Income tax (10%)
Indonesian rental income tax
-$8,239
Property tax
Annual property tax
-$1,139
Net income
2.2% ROI
$14,162

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$651,087
IMT (transfer tax, investment schedule)$38,859
Imposto de Selo (stamp duty)$5,209
Notary & registration$1,359
Legal / due diligence$9,766
Total acquisition costs$55,192
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$115,652
($82,609–$148,696)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$854,758

Gross yield (asking)

4.5%

True gross yield (all-in)

3.4%

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.

$2.9M$2.2M$1.5M$737K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $599K
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 30: 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
$729K
+22%
Rental Income
+$69K
Total Position
$798K
+33%
5.9%/yr
Year 10
Capital Value
$887K
+48%
Rental Income
+$149K
Total Position
$1.0M
+73%
5.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$350K
Total Position
$1.7M
+178%
5.2%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$620K
Total Position
$2.6M
+328%
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
2.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$140 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
16000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 16000 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 2.2% 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

33% occ.
1.8%
$974/mo
43% occ.
2.4%
$1,298/mo
53% occ.
3.0%
$1,621/mo
current
63% occ.
3.6%
$1,945/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.