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Detached house in Patroves, 8200-373 Nn, Cerro de Águia - Patroves, Albufeira e Olhos de Água
Detached house in Patroves, 8200-373 Nn, Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 2Detached house in Patroves, 8200-373 Nn, Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 3Detached house in Patroves, 8200-373 Nn, Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 4Detached house in Patroves, 8200-373 Nn, Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 5
Grade Bvillaluxury

Detached house in Patroves, 8200-373 Nn, Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€7.9M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.5%

True Gross Yield

67%

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: €216,368/yr
Average Daily Rate: €879
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 84.9 years
5-yr Capital Value: €9.2M
10-yr Capital Value: €10.6M
Brixfox Score: 64.4 / 100
Comparable Properties: 16
Data Confidence: 70%
Search Radius: 6 km

True Investment Cost

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

€8.8M

+11.2% over asking

Asking price€7.9M
IMT — Property transfer tax (investment schedule)€592,500
IS — Stamp duty (0.8%)€63,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€118,500
Total acquisition costs€775,450
Renovation (est. €55/m² × 756 m²)
Light touch-ups — paint, fixtures, deep clean.		€41,580
(€22,680–€60,480)
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€8.8M

Gross yield (asking price)

2.7%

True gross yield (all-in)

2.5%

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: 5
Bathrooms: 8
Building: 756 m²
Land: 4500 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

lush tropical landscapingornate fountainprivate tennis courtmultiple outdoor seating areascactus garden

Score Breakdown

ROI
4.72
Visual Appeal
15.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
7.09
Payback Speed
0
STR Suitability
4

Description

Luxurious villa in Albufeira. Surrounded by a wonderful garden, with palm trees, exotic trees, lakes, and various leisure areas, where you can also find a beautiful and huge swimming pool and a tennis court. All this in a very private setting. The house has a construction area of approximately 1500m2, where good taste

Location

📍 37.1230°N, 8.3070°W

· Albufeira, Algarve, Portugal

View this property on Carlos Monteiro →Listed via Idealista.pt
5-bedroom freehold villa in Albufeira — photo 1 of 5
Carlos Monteiro
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5-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Patroves, 8200-373 Nn, Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6488 Source verified · Carlos Monteiro · listed 3 May 2026
Asking price · Freehold
$8,586,957
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
8
Built area
756 m²
Land
4500 m²
True net yield
1.2%
≈ $16,884/mo net after costs & tax
5-yr total return (net + appreciation)
6.7% / yr avg
Payback in ~85 yrs from rent
Brixfox Score 64 · 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

Energy: C
Condition: good

Description

Luxurious villa in Albufeira. Surrounded by a wonderful garden, with palm trees, exotic trees, lakes, and various leisure areas, where you can also find a beautiful and huge swimming pool and a tennis court. All this in a very private setting. The house has a construction area of approximately 1500m2, where good taste

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)
$1,236/night
50% ($568)Brixfox estimate($1,236/night)200% ($2274)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Indicative
Yearly income
$153,935
Likely range $92,361 – $215,510
Airbnb data$1,236/night · 71% occupancy
Rental income
$1,236/night · 71% occ.
$296,029
Running costs (20%)
Utilities, cleaning, maintenance
-$59,206
Income tax (10%)
Indonesian rental income tax
-$82,888
Property tax
Annual property tax
-$0
Net income
1.8% ROI
$153,935

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.2%
1.9%
Fully-managed
1.5%
1.2%
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

3.2%

Annual Revenue

$296,029

Income Tax / yr

$25,902

Payback

85 yrs

True All-In Cost
Asking price$8,586,957
IMT — transfer tax (non-resident 7.5%)$644,022
Stamp duty (0.8%)$68,696
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$9,342,391

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$37.2M$27.9M$18.6M$9.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $7.9M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$9.6M
+22%
Rental Income
+$752K
Total Position
$10.4M
+31%
5.6%/yr
Year 10
Capital Value
$11.7M
+48%
Rental Income
+$1.6M
Total Position
$13.3M
+69%
5.4%/yr
Year 20
Capital Value
$17.3M
+119%
Rental Income
+$3.8M
Total Position
$21.1M
+167%
5.0%/yr
Year 30
Capital Value
$25.6M
+224%
Rental Income
+$6.7M
Total Position
$32.4M
+310%
4.8%/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
Weak
1.8% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Strong
$1137 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
4500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1137 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 4500 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.8% is below the market average — model your cashflow carefully

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

51% occ.
1.9%
$13,389/mo
61% occ.
2.2%
$16,020/mo
71% occ.
2.6%
$18,651/mo
current
81% occ.
3.0%
$21,281/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.