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Estate in Cerro de Águia - Patroves, Albufeira e Olhos de Água
Estate in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 2Estate in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 3Estate in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 4Estate in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

Estate in Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.8M

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

9.7%

True Gross Yield

65%

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: €193,692/yr
Average Daily Rate: €818
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 16.0 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 79.6 / 100
Comparable Properties: 5
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€2.0M

+14.0% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€131,250
IS — Stamp duty (0.8%)€14,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,250
Total acquisition costs€172,750
Renovation (est. €55/m² × 422 m²)
Light touch-ups — paint, fixtures, deep clean.		€23,210
(€12,660–€33,760)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,250
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

11.1%

True gross yield (all-in)

9.7%

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: 6
Bathrooms: 5
Building: 422 m²
Land: 13000 m²
Style: portuguese-traditional
Condition: good
Year Built: 1975
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched verandacobblestone drivewaytraditional balustrade

Score Breakdown

ROI
21.48
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.49
Payback Speed
4
STR Suitability
4

Description

Estate with villa to restore, with sea views, near Galé in Albufeira. Built in 1975, the main house consists of a living room, equipped kitchen, six bedrooms, one of which is en suite with access to a balcony, three bathrooms, pantry and laundry. It has a guest house with independent entrance, with two bedrooms and l

Location

📍 37.0912°N, 8.2837°W

· Albufeira, Algarve, Portugal

Listed by Grow Property via Idealista.pt
6-bedroom freehold villa in Albufeira — photo 1 of 5
Idealista.pt
6-bedroom freehold villa in Albufeira — photo 2 of 5
6-bedroom freehold villa in Albufeira — photo 3 of 5
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6-bedroom freehold villa in Albufeira — photo 5 of 5

Estate in Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7311 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$1,902,174
Ownership
Freehold
Bedrooms
6
Bathrooms
5
Built area
422 m²
Land
13000 m²
True net yield
6.2%
≈ $17,519/mo net after costs & tax
5-yr total return (net + appreciation)
11.8% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 80 · A

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: 1975
Energy: D
Condition: good

Description

Estate with villa to restore, with sea views, near Galé in Albufeira. Built in 1975, the main house consists of a living room, equipped kitchen, six bedrooms, one of which is en suite with access to a balcony, three bathrooms, pantry and laundry. It has a guest house with independent entrance, with two bedrooms and l

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)
$1,150/night
50% ($529)Brixfox estimate($1,150/night)200% ($2116)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Indicative
Yearly income
$131,173
Likely range $78,704 – $183,642
Airbnb data$1,150/night · 65% occupancy
Rental income
$1,150/night · 65% occ.
$252,257
Running costs (20%)
Utilities, cleaning, maintenance
-$50,451
Income tax (10%)
Indonesian rental income tax
-$70,632
Property tax
Annual property tax
-$0
Net income
6.9% ROI
$131,173

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.0%
8.9%
Fully-managed
7.3%
6.2%
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

12.0%

Annual Revenue

$252,257

Income Tax / yr

$22,073

Payback

16 yrs

True All-In Cost
Asking price$1,902,174
IMT — transfer tax (non-resident 7.5%)$142,663
Stamp duty (0.8%)$15,217
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,102,772

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$13.1M$9.8M$6.6M$3.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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
$2.1M
+22%
Rental Income
+$641K
Total Position
$2.8M
+58%
9.6%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$1.4M
Total Position
$4.0M
+127%
8.5%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$3.2M
Total Position
$7.1M
+304%
7.2%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$5.7M
Total Position
$11.4M
+552%
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
Good
65% average occupancy
Nightly Rate
Strong
$1058 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
13000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1058 — positioned in the top tier
Generous 13000 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

45% occ.
6.9%
$10,995/mo
55% occ.
8.5%
$13,444/mo
65% occ.
10.0%
$15,892/mo
current
75% occ.
11.6%
$18,340/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.