The problem you're solving
If your business places foreign workers in Portugal — for agriculture, construction, hospitality, logistics or industry — you already know the housing problem:
- The local rental market is saturated. Finding 20+ beds for new arrivals takes months and competes with student/tourist demand.
- Fragmented contracts kill margins. Renting 8–10 separate apartments means 8–10 landlords, 8–10 utility accounts, 8–10 maintenance calls, and 8–10 deposit risks.
- Per-head cost spirals. €350–500/bed in private market is normal — and that's before utilities, furniture, and management overhead.
- SEF / AIMA inspections. Workers' housing must be compliant. Coordinating multiple landlords for inspections is a nightmare.
- Worker satisfaction. Isolated apartments scattered across town hurt retention. A single building with common kitchens and shared spaces builds community.
What Vila Anadia is
One building. One landlord. 22 beds. Fully operational from Day 1.
- 11 bedrooms across two floors — including 8 standard rooms, a T0 studio with private kitchenette, a T1 apartment with full kitchen, and a 3-bedroom T3 (89.8 m²) with terrace and 2 bathrooms.
- 11 bathrooms — most rooms have private en-suite. Shared bathrooms are 1:2 ratio at most.
- 4 fully-equipped kitchens — main shared kitchen for 12 people + kitchens in T0, T1 and T3.
- 2 common living rooms / dining areas — including one set up as a 31 m² coworking/lounge space.
- Laundry room with washer + dryer.
- 213 m² fenced private garden with BBQ area (35 m²), fire zone and outdoor dining.
- Private parking for 8 cars (106 m²) — enough for shift transport vans.
- Heat pump water heating — low operating costs, no gas dependency.
- Fast Wi-Fi throughout the building.
- AL-license ready — short-term operation possible immediately if needed.
The economics
Two engagement models, depending on whether you want the asset on your balance sheet or just the operational benefit:
Option A — Buy outright
€790,000 for the full 393 m² building, garden, parking and BBQ zone. Become the asset owner — house your own workforce indefinitely without rent risk, and build equity. At 22 beds @ €350/bed/mo equivalent rent, payback ≈ 8.5 years.
Option B — Long-term head lease
From ~€5,500–6,500/month for the entire building (full occupancy rights, multi-year contract). That works out to ~€250–295 per bed per month — significantly under the €350–500 you'd pay for fragmented apartments — with one landlord, one bill, one inspection, one point of contact.
Layout
The building is purpose-organized for high-occupancy housing while preserving privacy and dignity. Click any plan to enlarge.
Full property layout
The complete 393 m² building including all 11 bedrooms, 4 kitchens, 11 bathrooms, common areas, and the surrounding 213 m² fenced garden.
Common areas + 3 bedrooms
Large shared kitchen and dining for 12, two WCs, three bedrooms (Quartos N°1/3, N°2 and N°4) and central circulation.
- Shared kitchen + dining for 12
- Two WCs
- Three queen-size bedrooms
- Direct access to garden
T0 + Suite
The T0 studio (N°8) and Suite N°9 — both with private bathroom and an independent entrance from the rear garden.
- T0 studio with private kitchenette
- Suite N°9 with private bathroom
- Independent entrance via garden
4 bedrooms + T1 apartment
Four bedrooms with private bathrooms and balconies, plus the T1 apartment (N°17) with kitchen and bathroom.
- T1 apartment with kitchen + bathroom
- 4 en-suite bedrooms
- 2 balconies
3-bedroom T3 with terrace (89.8 m²)
Independent T3 unit with terrace, lounge, kitchen, 2 bathrooms and 3 bedrooms. Can house a foreman/supervisor and family, or 4–6 additional workers depending on configuration.
- 🛋️ Lounge + dining + kitchen
- 🛏️ 3 bedrooms
- 🛁 2 bathrooms
- 🌳 Private terrace + entrance
Why central Portugal
Anadia is in the Aveiro district, between Coimbra and Porto — the heart of Portugal's labour-intensive belt:
- Bairrada wine region — large agricultural employers (vineyards, leitão production, food processing).
- Aveiro industrial cluster (~30 min) — automotive parts, ceramics, salt production, ship/marina industry.
- Coimbra (~30 min) — hospitals, universities, large hospitality sector.
- Mealhada (~10 min) — restaurants and food service.
- A1 motorway access — direct route to Porto (1h) and Lisbon (2h).
- Porto airport (1h) — direct flights from major Indian cities (Delhi, Mumbai), and easy connections from Kathmandu, Dhaka, Karachi via Istanbul/Doha.
How it works
- Book a 15-min discovery call with Daniel. We confirm fit, capacity needed, timeline, budget.
- Site visit — in person or guided video walkthrough. We send the full investment file (financials, AL license status, IMI, energy certificate).
- Term sheet — purchase or head lease, with terms tailored to your operation (multi-year, occupancy rights, optional services).
- Notary / signature — Portuguese real estate transactions take 4–8 weeks. Daniel coordinates with our local notary.
- Move-in — building is operational from Day 1. We hand over keys, utility accounts, Wi-Fi and house manual.
FAQ
Q. Can we increase capacity beyond 22 beds?
Yes — bunked configurations in the larger rooms can take total occupancy to 28–30 beds, subject to municipal and SEF/AIMA compliance for worker housing.
Q. What's the legal framework for the head-lease option?
Standard Portuguese commercial lease (arrendamento não habitacional) with sub-letting rights for the tenant company. Typically 5–10 year terms with break clauses every 24 months.
Q. Is the building licensed for short-term rental too?
Yes — currently AL-licensed and operating on Airbnb. Buyer or head lessee can keep, modify or terminate the AL license depending on their model.
Q. Do you offer property management services on top?
Optional add-on: Daniel can coordinate cleaning, maintenance, garden upkeep, basic guest support, and Portuguese-language liaison with workers, for a monthly fee. Not required.
Q. What about utilities?
Heat pump water heating + good insulation = low monthly operating costs (typically €400–700/month for utilities + internet at full occupancy).
Q. Can we tour the property remotely?
Yes — Daniel does live video walkthroughs on WhatsApp Video or Zoom. Schedule one in your contact request.
Get the full B2B pack
Send a brief about your operation (countries of origin, headcount, timeline, budget range) and we'll respond within 24 hours with the full file: financials, layout details, license status, photo set, sample term sheet.
Daniel Batista
Native of Anadia, on-site point of contact. Speaks Portuguese, English. Best person for site visits, contract negotiation and operational questions.
Visiting the property as a buyer?
The full Vila Anadia listing — investment case, financial scenarios, gallery and seller information — is available in 19 languages.
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