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House in Cerro de Águia - Patroves, Albufeira e Olhos de Água
Grade B+villamid-range

House in Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€585,000

Asking Price (EUR)

7.5%

True Net Yield (Owner, all-in)

5.2%

True Net Yield (Managed, all-in)

9.6%

True Gross Yield

54%

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: €63,879/yr
Average Daily Rate: €325
Payback Period: 19.1 years
5-yr Capital Value: €678,175
10-yr Capital Value: €786,191
Brixfox Score: 70.1 / 100
Comparable Properties: 8
Data Confidence: 67%
Search Radius: 3 km

True Investment Cost

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

€666,535

+13.9% over asking

Asking price€585,000
IMT — Property transfer tax (investment schedule)€34,630
IS — Stamp duty (0.8%)€4,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,775
Total acquisition costs€49,335
Renovation€0 — move-in ready
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)€666,535

Gross yield (asking price)

10.9%

True gross yield (all-in)

9.6%

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
Building: 119 m²
Style: contemporary
Condition: excellent

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
18.72
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
4.38
Rental Demand
5.38
Payback Speed
4
STR Suitability
4

Description

Discover your new home in Patroves, Albufeira! This charming 2+1 bedroom semi-detached villa, located in a gated community, offers the perfect balance between comfort, privacy and elegance. On the ground floor, you enjoy a large living and dining room, ideal for unforgettable moments with friends and family. To compl

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Albufeira — photo 1 of 1
Idealista.pt

House in Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-88730 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$635,870
Ownership
Freehold
Bedrooms
3
Built area
119 m²
True net yield
5.2%
≈ $5,415/mo net after costs & tax
5-yr total return (net + appreciation)
11.7% / yr avg
Payback in ~19 yrs from rent
Brixfox Score 70 · 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

Condition: excellent

Description

Discover your new home in Patroves, Albufeira! This charming 2+1 bedroom semi-detached villa, located in a gated community, offers the perfect balance between comfort, privacy and elegance. On the ground floor, you enjoy a large living and dining room, ideal for unforgettable moments with friends and family. To compl

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)
$455/night
50% ($209)Brixfox estimate($455/night)200% ($838)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$43,033
Likely range $25,820 – $60,246
Airbnb data$455/night · 54% occupancy
Rental income
$455/night · 54% occ.
$82,755
Running costs (20%)
Utilities, cleaning, maintenance
-$16,551
Income tax (10%)
Indonesian rental income tax
-$23,172
Property tax
Annual property tax
-$0
Net income
6.8% ROI
$43,033

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.2%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
8.9%
8.0%
Fully-managed
6.2%
5.2%
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

11.4%

Annual Revenue

$82,755

Income Tax / yr

$7,241

Payback

19 yrs

True All-In Cost
Asking price$635,870
IMT — transfer tax (non-resident 7.5%)$47,690
Stamp duty (0.8%)$5,087
Notary + registry$2,174
Legal$7,822
Furnishing + STR launch$27,174
All-in cost$725,816

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$4.3M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $585K
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 13: 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
$712K
+22%
Rental Income
+$210K
Total Position
$922K
+58%
9.5%/yr
Year 10
Capital Value
$866K
+48%
Rental Income
+$454K
Total Position
$1.3M
+126%
8.5%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.1M
Total Position
$2.3M
+301%
7.2%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.9M
Total Position
$3.8M
+546%
6.4%/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
6.8% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$419 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $419 — 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 54% — 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

34% occ.
6.2%
$3,274/mo
44% occ.
8.0%
$4,244/mo
54% occ.
9.8%
$5,214/mo
current
64% occ.
11.7%
$6,183/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.