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Detached house in Cerro de Águia - Patroves, Albufeira e Olhos de Água
Detached house in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 2Detached house in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 3Detached house in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 4Detached house in Cerro de Águia - Patroves, Albufeira e Olhos de Água — image 5
Grade Bvillamid-range

Detached house in Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€7.9M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

2.9%

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: €251,613/yr
Average Daily Rate: €1056
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 72.4 years
5-yr Capital Value: €9.2M
10-yr Capital Value: €10.6M
Brixfox Score: 62.2 / 100
Comparable Properties: 7
Data Confidence: 61%
Search Radius: 6 km

True Investment Cost

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

€8.8M

+11.0% over asking

Asking price€7.9M
IMT — Property transfer tax (investment schedule)€592,500
IS — Stamp duty (0.8%)€63,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€118,500
Total acquisition costs€775,450
Renovation (est. €55/m² × 756 m²)
Light touch-ups — paint, fixtures, deep clean.		€41,580
(€22,680–€60,480)
Furnishing & STR launch (7bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,600
All-in investment (incl. renovation & furnishing)€8.8M

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.9%

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: 7
Bathrooms: 8
Building: 756 m²
Land: 4500 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced garden with mature plantslarge outdoor patio with patterned tilesmulti-level architecture with balconies

Score Breakdown

ROI
5.52
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.53
Payback Speed
0
STR Suitability
4

Description

Luxury villa in Albufeira. Surrounded by a wonderful garden, with palm trees, exotic trees, lakes and several leisure areas, where you can still find a beautiful and huge swimming pool and an official tennis court. All of this in a very private environment. The house has a construction area of about 1500m2, where good

Location

📍 37.0912°N, 8.2837°W

· Albufeira, Algarve, Portugal

View this property on REMAX SUN →Listed via Idealista.pt
7-bedroom freehold villa in Albufeira — photo 1 of 5
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Detached house in Cerro de Águia - Patroves, Albufeira e Olhos de Água

Albufeira · Central Algarve · Ref BF-7863 Source verified · REMAX SUN · listed 3 Jun 2026
Asking price · Freehold
$8,586,957
View original listing
Ownership
Freehold
Bedrooms
7
Bathrooms
8
Built area
756 m²
Land
4500 m²
True net yield
1.4%
≈ $19,274/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~72 yrs from rent
Brixfox Score 62 · 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: 2000
Energy: C
Condition: good

Description

Luxury villa in Albufeira. Surrounded by a wonderful garden, with palm trees, exotic trees, lakes and several leisure areas, where you can still find a beautiful and huge swimming pool and an official tennis court. All of this in a very private environment. The house has a construction area of about 1500m2, where good

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)
$1,485/night
50% ($683)Brixfox estimate($1,485/night)200% ($2732)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Indicative
Yearly income
$170,326
Likely range $102,196 – $238,457
Airbnb data$1,485/night · 65% occupancy
Rental income
$1,485/night · 65% occ.
$327,550
Running costs (20%)
Utilities, cleaning, maintenance
-$65,510
Income tax (10%)
Indonesian rental income tax
-$91,714
Property tax
Annual property tax
-$0
Net income
2.0% ROI
$170,326

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.5%
2.2%
Fully-managed
1.7%
1.4%
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

3.5%

Annual Revenue

$327,550

Income Tax / yr

$28,661

Payback

72 yrs

True All-In Cost
Asking price$8,586,957
IMT — transfer tax (non-resident 7.5%)$644,022
Stamp duty (0.8%)$68,696
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$9,342,391

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$38.0M$28.5M$19.0M$9.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $7.9M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$9.6M
+22%
Rental Income
+$832K
Total Position
$10.4M
+32%
5.7%/yr
Year 10
Capital Value
$11.7M
+48%
Rental Income
+$1.8M
Total Position
$13.5M
+71%
5.5%/yr
Year 20
Capital Value
$17.3M
+119%
Rental Income
+$4.2M
Total Position
$21.5M
+172%
5.1%/yr
Year 30
Capital Value
$25.6M
+224%
Rental Income
+$7.5M
Total Position
$33.1M
+319%
4.9%/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
Weak
2.0% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$1366 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
4500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1366 — positioned in the top tier
Generous 4500 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
Yield of 2.0% is below 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

45% occ.
2.0%
$14,313/mo
55% occ.
2.4%
$17,475/mo
65% occ.
2.9%
$20,636/mo
current
75% occ.
3.3%
$23,797/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.