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

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

Albufeira · Central Algarve ·

€570,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.1%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 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: €66,736/yr
Average Daily Rate: €428
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 10.5 years
5-yr Capital Value: €748,972
10-yr Capital Value: €911,238
Brixfox Score: 70.8 / 100
Comparable Properties: 17
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€658,240

+15.5% over asking

Asking price€570,000
IMT — Property transfer tax (investment schedule)€33,430
IS — Stamp duty (0.8%)€4,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,550
Total acquisition costs€47,790
Renovation (est. €55/m² × 150 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,250
(€4,500–€12,000)
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)€658,240

Gross yield (asking price)

11.7%

True gross yield (all-in)

10.1%

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: 3
Bathrooms: 3
Building: 150 m²
Land: 156 m²
Style: contemporary
Condition: good
Year Built: 2010
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

panoramic-sea-viewrooftop-terrace

Score Breakdown

ROI
22.41
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
3.88
Rental Demand
4.27
Payback Speed
4
STR Suitability
3

Description

Townhouse in a private condominium in Patroves, Albufeira. A very quiet and residential area, with exceptional views over the sea and the hills. Within a short distance of São Rafael, Galé and Salgados beaches. Excellent sun exposure, east and west, with a rooftop terrace offering 360-degree views. Three bedrooms, one

Location

📍 37.0912°N, 8.2862°W

· Albufeira, Algarve, Portugal

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Idealista.pt
Albufeira / Central Algarve

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

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
156 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$140K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$4,151/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.4 yr
Rental only

Property details

Year built: 2010
Energy: C
Condition: good

Description

Townhouse in a private condominium in Patroves, Albufeira. A very quiet and residential area, with exceptional views over the sea and the hills. Within a short distance of São Rafael, Galé and Salgados beaches. Excellent sun exposure, east and west, with a rooftop terrace offering 360-degree views. Three bedrooms, one

Income Breakdown

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Nightly Rate (ADR)
$627/night
50% ($289)Brixfox estimate($627/night)200% ($1155)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$49,807
Airbnb data$627/night · 43% occupancy
Rental income
$627/night · 43% occ.
$97,868
Running costs (20%)
Utilities, cleaning, maintenance
-$19,574
Income tax (10%)
Indonesian rental income tax
-$27,403
Property tax
Annual property tax
-$1,084
Net income
8.0% ROI
$49,807

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$619,565
IMT (transfer tax, investment schedule)$36,337
Imposto de Selo (stamp duty)$4,957
Notary & registration$1,359
Legal / due diligence$9,293
Total acquisition costs$51,946
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,967
($4,891–$13,043)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$713,304

Gross yield (asking)

15.8%

True gross yield (all-in)

13.7%

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.

$4.6M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $570K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$693K
+22%
Rental Income
+$243K
Total Position
$937K
+64%
10.4%/yr
Year 10
Capital Value
$844K
+48%
Rental Income
+$525K
Total Position
$1.4M
+140%
9.2%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.2M
Total Position
$2.5M
+335%
7.6%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.2M
Total Position
$4.0M
+607%
6.7%/yr

Location

Albufeira

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.0% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$577 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
156 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.0% — outperforms most villas in this market
Premium nightly rate of $577 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.6%
$3,918/mo
40% occ.
10.2%
$5,254/mo
43% occ.
10.9%
$5,619/mo
current
53% occ.
13.5%
$6,955/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.