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Detached house in Rua da Aldeia, 16, Cerro de Águia - Patroves, Albufeira e Olhos de Água
Grade B+villamid-range

Detached house in Rua da Aldeia, 16, Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€470,000

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

9.5%

True Gross Yield

52%

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: €52,156/yr
Average Daily Rate: €273
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has pool (+10%)
Payback Period: 19.7 years
5-yr Capital Value: €544,859
10-yr Capital Value: €631,641
Brixfox Score: 70.2 / 100
Comparable Properties: 61
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€546,630

+16.3% over asking

Asking price€470,000
IMT — Property transfer tax (investment schedule)€25,430
IS — Stamp duty (0.8%)€3,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,050
Total acquisition costs€37,490
Renovation (est. €55/m² × 178 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,790
(€5,340–€14,240)
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)€546,630

Gross yield (asking price)

11.1%

True gross yield (all-in)

9.5%

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: 2
Building: 178 m²
Style: portuguese-traditional
Condition: good
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

brick columnswooden pergolapalm trees

Score Breakdown

ROI
18.24
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
5.56
Rental Demand
5.24
Payback Speed
4
STR Suitability
4

Description

Two-bedroom townhouse in excellent condition, located in the prestigious Jardins Vale Sta. Maria condominium in Albufeira. Set over two floors, the ground level offers a bright living room with air conditioning and direct access to a sunny terrace overlooking the pool, a fully equipped kitchen, pantry, and guest bathr

Location

📍 37.1008°N, 8.2682°W

· Albufeira, Algarve, Portugal

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

Detached house in Rua da Aldeia, 16, Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-67756 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$510,870
Ownership
Freehold
Bedrooms
2
Built area
178 m²
True net yield
5.1%
≈ $4,361/mo net after costs & tax
5-yr total return (net + appreciation)
11.8% / yr avg
Payback in ~20 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: good
View: pool

Description

Two-bedroom townhouse in excellent condition, located in the prestigious Jardins Vale Sta. Maria condominium in Albufeira. Set over two floors, the ground level offers a bright living room with air conditioning and direct access to a sunny terrace overlooking the pool, a fully equipped kitchen, pantry, and guest bathr

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)
$383/night
50% ($176)Brixfox estimate($383/night)200% ($705)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$35,300
Likely range $21,179 – $49,420
Airbnb data$383/night · 52% occupancy
Rental income
$383/night · 52% occ.
$67,884
Running costs (20%)
Utilities, cleaning, maintenance
-$13,577
Income tax (10%)
Indonesian rental income tax
-$19,007
Property tax
Annual property tax
-$0
Net income
6.9% ROI
$35,300

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.9%
7.9%
Fully-managed
6.1%
5.1%
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

11.5%

Annual Revenue

$67,884

Income Tax / yr

$5,940

Payback

20 yrs

True All-In Cost
Asking price$510,870
IMT — transfer tax (non-resident 7.5%)$38,315
Stamp duty (0.8%)$4,087
Notary + registry$2,174
Legal$6,284
Furnishing + STR launch$27,174
All-in cost$588,903

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$3.5M$2.6M$1.8M$882K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $470K
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
$572K
+22%
Rental Income
+$172K
Total Position
$744K
+58%
9.6%/yr
Year 10
Capital Value
$696K
+48%
Rental Income
+$372K
Total Position
$1.1M
+127%
8.6%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$873K
Total Position
$1.9M
+305%
7.2%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.5M
Total Position
$3.1M
+553%
6.5%/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
6.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$353 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 $353 — 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 52% — 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

32% occ.
6.2%
$2,644/mo
42% occ.
8.1%
$3,461/mo
52% occ.
10.0%
$4,277/mo
current
62% occ.
12.0%
$5,093/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.