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

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

Albufeira · Central Algarve ·

€449,950

Asking Price (EUR)

7.2%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

9.4%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €49,074/yr
Average Daily Rate: €336
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 20.4 years
5-yr Capital Value: €521,615
10-yr Capital Value: €604,695
Brixfox Score: 67.5 / 100
Comparable Properties: 7
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€521,930

+16.0% over asking

Asking price€449,950
IMT — Property transfer tax (investment schedule)€23,826
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,749
Total acquisition costs€35,425
Renovation (est. €55/m² × 131 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,205
(€3,930–€10,480)
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)€521,930

Gross yield (asking price)

10.9%

True gross yield (all-in)

9.4%

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: 131 m²
Style: contemporary
Condition: good
Year Built: 2007
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private terracescommunal poolsea views

Score Breakdown

ROI
17.7
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
4.62
Rental Demand
4
Payback Speed
3
STR Suitability
4

Description

2 bedroom villa with sea view inserted in a closed condominium consisting of 9 villas, swimming pool and parking located in Patroves, Albufeira. With a tranquil environment and stunning sea views, it is the ideal choice for both permanent residence and holiday home as it has a valid Local Accommodation license. - The g

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

View this property on VILLAMARKET IMOVEIS →Listed via Idealista.pt
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Terraced house in Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6029 Source verified · VILLAMARKET IMOVEIS · listed 3 Jun 2026
Asking price · Freehold
$489,076
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
131 m²
True net yield
4.9%
≈ $4,069/mo net after costs & tax
5-yr total return (net + appreciation)
11.7% / yr avg
Payback in ~20 yrs from rent
Brixfox Score 68 · 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: 2007
Energy: C
Condition: good

Description

2 bedroom villa with sea view inserted in a closed condominium consisting of 9 villas, swimming pool and parking located in Patroves, Albufeira. With a tranquil environment and stunning sea views, it is the ideal choice for both permanent residence and holiday home as it has a valid Local Accommodation license. - The g

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)
$473/night
50% ($217)Brixfox estimate($473/night)200% ($870)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$33,208
Likely range $19,925 – $46,490
Airbnb data$473/night · 40% occupancy
Rental income
$473/night · 40% occ.
$63,861
Running costs (20%)
Utilities, cleaning, maintenance
-$12,772
Income tax (10%)
Indonesian rental income tax
-$17,881
Property tax
Annual property tax
-$0
Net income
6.8% ROI
$33,208

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.6%
7.7%
Fully-managed
5.9%
4.9%
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

11.3%

Annual Revenue

$63,861

Income Tax / yr

$5,588

Payback

20 yrs

True All-In Cost
Asking price$489,076
IMT — transfer tax (non-resident 7.5%)$36,680
Stamp duty (0.8%)$3,913
Notary + registry$2,174
Legal$6,015
Furnishing + STR launch$27,174
All-in cost$565,033

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$3.3M$2.5M$1.7M$837K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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
$547K
+22%
Rental Income
+$162K
Total Position
$710K
+58%
9.5%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$350K
Total Position
$1.0M
+126%
8.5%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$821K
Total Position
$1.8M
+302%
7.2%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.5M
Total Position
$2.9M
+547%
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
Weak
40% average occupancy
Nightly Rate
Strong
$435 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 $435 — 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 40% — 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.
7.4%
$3,020/mo
40% occ.
9.9%
$4,026/mo
current
40% occ.
9.9%
$4,023/mo
current
50% occ.
12.3%
$5,030/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.