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Estate in Estrada das Pedreras, Ferreiras
Estate in Estrada das Pedreras, Ferreiras — image 2Estate in Estrada das Pedreras, Ferreiras — image 3Estate in Estrada das Pedreras, Ferreiras — image 4Estate in Estrada das Pedreras, Ferreiras — image 5
Grade Cvillabudget

Estate in Estrada das Pedreras, Ferreiras

Albufeira · Central Algarve ·

€280,000

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

2.7%

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: €12,454/yr
Average Daily Rate: €86
-24.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Has countryside (+10%), Budget finish (-12%)
Payback Period: 1314.7 years
5-yr Capital Value: €324,597
10-yr Capital Value: €376,297
Brixfox Score: 38 / 100
Comparable Properties: 7
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€469,487

+67.7% over asking

Asking price€280,000
IMT — Property transfer tax (investment schedule)€10,597
IS — Stamp duty (0.8%)€2,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,200
Total acquisition costs€18,287
Renovation (est. €900/m² × 173 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€155,700
(€121,100–€190,300)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€469,487

Gross yield (asking price)

4.5%

True gross yield (all-in)

2.7%

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: 1
Building: 173 m²
Style: portuguese-traditional
Condition: needs-renovation
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
0.32
Visual Appeal
2.8
Ownership Security
13
Location
8.4
Land & Space
5.46
Rental Demand
3.97
Payback Speed
0
STR Suitability
4

Description

Property located in Fontainhas, in the parish of Ferreiras, municipality of Albufeira, with a total area of 21,880 m². The property comprises two mixed-use buildings and two rural buildings, with an approximate urban footprint of 300 m². The property has the potential to be developed into a residential home, a tourism

Location

📍 37.1242°N, 8.2140°W

· Albufeira, Algarve, Portugal

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

Estate in Estrada das Pedreras, Ferreiras

Albufeira · Central Algarve · Ref BF-68021 Source verified · Idealista.pt · listed 1 Jun 2026
Asking price · Freehold
$304,348
Ownership
Freehold
Bedrooms
1
Built area
173 m²
True net yield
0.1%
≈ $566/mo net after costs & tax
5-yr total return (net + appreciation)
7.7% / yr avg
Payback in ~1315 yrs from rent
Brixfox Score 38 · C

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: needs-renovation
View: countryside

Description

Property located in Fontainhas, in the parish of Ferreiras, municipality of Albufeira, with a total area of 21,880 m². The property comprises two mixed-use buildings and two rural buildings, with an approximate urban footprint of 300 m². The property has the potential to be developed into a residential home, a tourism

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)
$121/night
50% ($56)Brixfox estimate($121/night)200% ($222)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$8,436
Likely range $5,062 – $11,810
Airbnb data$121/night · 40% occupancy
Rental income
$121/night · 40% occ.
$16,223
Running costs (20%)
Utilities, cleaning, maintenance
-$3,245
Income tax (10%)
Indonesian rental income tax
-$4,542
Property tax
Annual property tax
-$0
Net income
2.8% ROI
$8,436

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

0.1%

on all-in cost of $362,967

Scenario
Pre-tax
After-tax
Owner-managed
1.9%
1.5%
Fully-managed
0.5%
0.1%
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

4.5%

Annual Revenue

$16,223

Income Tax / yr

$1,420

Payback

—

True All-In Cost
Asking price$304,348
IMT — transfer tax (non-resident 7.5%)$22,826
Stamp duty (0.8%)$2,435
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$362,967

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$1.5M$1.1M$734K$367K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $280K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$341K
+22%
Rental Income
+$41K
Total Position
$382K
+36%
6.4%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$89K
Total Position
$503K
+80%
6.0%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$209K
Total Position
$822K
+194%
5.5%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$369K
Total Position
$1.3M
+356%
5.2%/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

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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
2.8% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Average
$111 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.0%
$772/mo
40% occ.
4.1%
$1,029/mo
current
40% occ.
4.0%
$1,022/mo
current
50% occ.
5.0%
$1,279/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.