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Terraced house in Patã Nn, Centro de Olhos de Água, Albufeira e Olhos de Água
Terraced house in Patã Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 2Terraced house in Patã Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 3Terraced house in Patã Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 4Terraced house in Patã Nn, Centro de Olhos de Água, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

Terraced house in Patã Nn, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€720,000

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €67,265/yr
Average Daily Rate: €301
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has pool (+10%), Luxury finish (+8%)
Payback Period: 22.4 years
5-yr Capital Value: €834,677
10-yr Capital Value: €967,620
Brixfox Score: 72.8 / 100
Comparable Properties: 43
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€825,460

+14.6% over asking

Asking price€720,000
IMT — Property transfer tax (investment schedule)€43,200
IS — Stamp duty (0.8%)€5,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,800
Total acquisition costs€61,010
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€44,450
All-in investment (incl. renovation & furnishing)€825,460

Gross yield (asking price)

9.3%

True gross yield (all-in)

8.1%

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: 2
Bathrooms: 2
Building: 121 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: Not indicated
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poollarge glass sliding doorsopen-plan livingmultiple outdoor lounge areasmodern minimalist kitchen

Score Breakdown

ROI
16.41
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
4.42
Rental Demand
6.12
Payback Speed
3
STR Suitability
4

Description

Located in the highly sought-after area of Patã de Baixo, between Olhos de Água and Vilamoura, Patã Garden Villas enjoys a prime location that combines tranquility with convenience. Surrounded by nature and just minutes away from some of the Algarve's most famous beaches, world-class golf courses, international scho

Location

📍 37.1014°N, 8.1845°W

· Albufeira, Algarve, Portugal

Visit Nozul Algarve - Mediação Imobiliária →Listed via Idealista.pt
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Nozul Algarve - Mediação Imobiliária
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2-bedroom freehold villa in Albufeira — photo 5 of 5

Terraced house in Patã Nn, Centro de Olhos de Água, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-88183 Source verified · Nozul Algarve - Mediação Imobiliária · listed 1 Jul 2026
Asking price · Freehold
$782,609
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
121 m²
True net yield
4.5%
≈ $5,661/mo net after costs & tax
5-yr total return (net + appreciation)
10.7% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 73 · B+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Albufeira

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2026
Energy: Not indicated
Condition: new-build
View: pool

Description

Located in the highly sought-after area of Patã de Baixo, between Olhos de Água and Vilamoura, Patã Garden Villas enjoys a prime location that combines tranquility with convenience. Surrounded by nature and just minutes away from some of the Algarve's most famous beaches, world-class golf courses, international scho

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$421/night
50% ($194)Brixfox estimate($421/night)200% ($775)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Indicative
Yearly income
$45,316
Likely range $27,189 – $63,442
Airbnb data$421/night · 61% occupancy
Rental income
$421/night · 61% occ.
$87,146
Running costs (20%)
Utilities, cleaning, maintenance
-$17,429
Income tax (10%)
Indonesian rental income tax
-$24,401
Property tax
Annual property tax
-$0
Net income
5.8% ROI
$45,316

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

4.5%

on all-in cost of $886,539

Scenario
Pre-tax
After-tax
Owner-managed
7.7%
6.8%
Fully-managed
5.3%
4.5%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

9.8%

Annual Revenue

$87,146

Income Tax / yr

$7,625

Payback

22 yrs

True All-In Cost
Asking price$782,609
IMT — transfer tax (non-resident 7.5%)$58,696
Stamp duty (0.8%)$6,261
Notary + registry$2,174
Legal$9,626
Furnishing + STR launch$27,174
All-in cost$886,539

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $720K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$876K
+22%
Rental Income
+$221K
Total Position
$1.1M
+52%
8.8%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$478K
Total Position
$1.5M
+114%
7.9%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.1M
Total Position
$2.7M
+275%
6.8%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$2.0M
Total Position
$4.3M
+500%
6.2%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.8% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$387 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $387 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

41% occ.
5.7%
$3,696/mo
51% occ.
7.0%
$4,593/mo
61% occ.
8.4%
$5,490/mo
current
71% occ.
9.8%
$6,387/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. Market factors in Portugal may impact actual yields.