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Semi-detached house in Rua da Águia Negra, Cerro de Águia - Patroves, Albufeira e Olhos de Água
Semi-detached house in Rua da Águia Negra, Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 2Semi-detached house in Rua da Águia Negra, Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 3Semi-detached house in Rua da Águia Negra, Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 4Semi-detached house in Rua da Águia Negra, Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 5
Grade Bvillamid-range

Semi-detached house in Rua da Águia Negra, Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€535,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

53%

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: €49,222/yr
Average Daily Rate: €254
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 24.6 years
5-yr Capital Value: €620,212
10-yr Capital Value: €718,995
Brixfox Score: 64.7 / 100
Comparable Properties: 19
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.

€613,240

+14.6% over asking

Asking price€535,000
IMT — Property transfer tax (investment schedule)€30,630
IS — Stamp duty (0.8%)€4,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,025
Total acquisition costs€44,185
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.		€26,850
All-in investment (incl. renovation & furnishing)€613,240

Gross yield (asking price)

9.2%

True gross yield (all-in)

8.0%

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: 2008
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

sliding glass doors to gardenopen-plan living/diningmodern staircase

Score Breakdown

ROI
15.21
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
4.62
Rental Demand
5.3
Payback Speed
3
STR Suitability
4

Description

Charming 2-bedroom semi-detached house in a gated community with swimming pool and garage, offering a balance between comfort, privacy and elegance, in the Patroves area - Albufeira Comprising: Ground floor: - Large living and dining room with fireplace and close to the pool area - Kitchen - Bathroom 1st floor: - 2

Location

📍 37.0897°N, 8.2865°W

· Albufeira, Algarve, Portugal

Visit AJLVAZ →Listed via Idealista.pt
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AJLVAZ
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2-bedroom freehold villa in Albufeira — photo 5 of 5

Semi-detached house in Rua da Águia Negra, Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6505 Source verified · AJLVAZ · listed 3 Jun 2026
Asking price · Freehold
$581,522
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
131 m²
True net yield
4.1%
≈ $4,030/mo net after costs & tax
5-yr total return (net + appreciation)
10.7% / yr avg
Payback in ~25 yrs from rent
Brixfox Score 65 · 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: 2008
Energy: C
Condition: good

Description

Charming 2-bedroom semi-detached house in a gated community with swimming pool and garage, offering a balance between comfort, privacy and elegance, in the Patroves area - Albufeira Comprising: Ground floor: - Large living and dining room with fireplace and close to the pool area - Kitchen - Bathroom 1st floor: - 2

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)
$358/night
50% ($164)Brixfox estimate($358/night)200% ($658)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$33,314
Likely range $19,988 – $46,639
Airbnb data$358/night · 53% occupancy
Rental income
$358/night · 53% occ.
$64,065
Running costs (20%)
Utilities, cleaning, maintenance
-$12,813
Income tax (10%)
Indonesian rental income tax
-$17,938
Property tax
Annual property tax
-$0
Net income
5.7% ROI
$33,314

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.3%
6.4%
Fully-managed
4.9%
4.1%
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

9.6%

Annual Revenue

$64,065

Income Tax / yr

$5,605

Payback

25 yrs

True All-In Cost
Asking price$581,522
IMT — transfer tax (non-resident 7.5%)$43,614
Stamp duty (0.8%)$4,652
Notary + registry$2,174
Legal$7,153
Furnishing + STR launch$27,174
All-in cost$666,289

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$3.7M$2.8M$1.8M$918K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $535K
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
$651K
+22%
Rental Income
+$163K
Total Position
$814K
+52%
8.7%/yr
Year 10
Capital Value
$792K
+48%
Rental Income
+$351K
Total Position
$1.1M
+114%
7.9%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$824K
Total Position
$2.0M
+273%
6.8%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.5M
Total Position
$3.2M
+497%
6.1%/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
5.7% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$329 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 $329 — 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 53% — 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

33% occ.
5.2%
$2,513/mo
43% occ.
6.8%
$3,275/mo
53% occ.
8.3%
$4,036/mo
current
63% occ.
9.9%
$4,797/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.