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Detached house in Rua da Águia Negra, 17, Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água
Detached house in Rua da Águia Negra, 17, Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 2Detached house in Rua da Águia Negra, 17, Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 3Detached house in Rua da Águia Negra, 17, Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 4Detached house in Rua da Águia Negra, 17, Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água — image 5
Grade B+villaluxury

Detached house in Rua da Águia Negra, 17, Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€3.3M

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

64%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €179,606/yr
Average Daily Rate: €765
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 35.5 years
5-yr Capital Value: €3.8M
10-yr Capital Value: €4.4M
Brixfox Score: 70.7 / 100
Comparable Properties: 15
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€3.6M

+11.8% over asking

Asking price€3.3M
IMT — Property transfer tax (investment schedule)€243,750
IS — Stamp duty (0.8%)€26,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€48,750
Total acquisition costs€319,750
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€3.6M

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.9%

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: 4
Bathrooms: 4
Building: 472 m²
Land: 1797 m²
Style: contemporary
Condition: excellent
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern fireplace as room dividermultiple outdoor terracesinfinity-edge poollarge panoramic windows

Score Breakdown

ROI
10.84
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.43
Payback Speed
1
STR Suitability
4

Description

4-Bedroom Luxury Villa with Sea View in Cerro de Águia, Albufeira Presenting an exceptional 4-bedroom en-suite villa, ideally located in the prestigious Cerro de Águia area in Albufeira. A true haven of elegance and comfort, perfect for those seeking privacy, contemporary design, and panoramic sea and nature views. Ea

Location

📍 37.0894°N, 8.2852°W

· Albufeira, Algarve, Portugal

Listed by Novusmed - Mediação Imobiliária, Lda via Idealista.pt
4-bedroom freehold villa in Albufeira — photo 1 of 5
Idealista.pt
4-bedroom freehold villa in Albufeira — photo 2 of 5
4-bedroom freehold villa in Albufeira — photo 3 of 5
4-bedroom freehold villa in Albufeira — photo 4 of 5
4-bedroom freehold villa in Albufeira — photo 5 of 5

Detached house in Rua da Águia Negra, 17, Cerro de Águia - Patroves, Sesmaria - Cerro de Águia, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-6644 Source verified · Idealista.pt · listed 3 May 2026
Asking price · Freehold
$3,532,609
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
472 m²
Land
1797 m²
True net yield
2.8%
≈ $15,203/mo net after costs & tax
5-yr total return (net + appreciation)
8.4% / yr avg
Payback in ~36 yrs from rent
Brixfox Score 71 · 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: A+
Condition: excellent

Description

4-Bedroom Luxury Villa with Sea View in Cerro de Águia, Albufeira Presenting an exceptional 4-bedroom en-suite villa, ideally located in the prestigious Cerro de Águia area in Albufeira. A true haven of elegance and comfort, perfect for those seeking privacy, contemporary design, and panoramic sea and nature views. Ea

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)
$1,078/night
50% ($496)Brixfox estimate($1,078/night)200% ($1984)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Indicative
Yearly income
$121,903
Likely range $73,141 – $170,664
Airbnb data$1,078/night · 64% occupancy
Rental income
$1,078/night · 64% occ.
$234,428
Running costs (20%)
Utilities, cleaning, maintenance
-$46,886
Income tax (10%)
Indonesian rental income tax
-$65,640
Property tax
Annual property tax
-$0
Net income
3.5% ROI
$121,903

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

2.8%

on all-in cost of $3,868,533

Scenario
Pre-tax
After-tax
Owner-managed
4.7%
4.2%
Fully-managed
3.3%
2.8%
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

6.1%

Annual Revenue

$234,428

Income Tax / yr

$20,512

Payback

36 yrs

True All-In Cost
Asking price$3,532,609
IMT — transfer tax (non-resident 7.5%)$264,946
Stamp duty (0.8%)$28,261
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,868,533

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$18.3M$13.7M$9.1M$4.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.3M
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.0M
+22%
Rental Income
+$595K
Total Position
$4.5M
+40%
7.0%/yr
Year 10
Capital Value
$4.8M
+48%
Rental Income
+$1.3M
Total Position
$6.1M
+88%
6.5%/yr
Year 20
Capital Value
$7.1M
+119%
Rental Income
+$3.0M
Total Position
$10.1M
+212%
5.9%/yr
Year 30
Capital Value
$10.5M
+224%
Rental Income
+$5.3M
Total Position
$15.9M
+389%
5.4%/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
Average
3.5% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$992 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1797 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $992 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1797 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near 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

44% occ.
3.5%
$10,176/mo
54% occ.
4.2%
$12,472/mo
64% occ.
5.0%
$14,768/mo
current
74% occ.
5.8%
$17,064/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.