Detached house in Rua das Oliveiras, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes
Detached house in Rua das Oliveiras, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 2Detached house in Rua das Oliveiras, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 3Detached house in Rua das Oliveiras, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 4Detached house in Rua das Oliveiras, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 5
Grade B+villamid-range

Detached house in Rua das Oliveiras, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Olhão · Eastern Algarve ·

€1.4M

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.7%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €44,955/yr
Average Daily Rate: €265
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 40.2 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.3M
Brixfox Score: 65.2 / 100
Comparable Properties: 4
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€1.7M

+14.1% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€108,750
IS — Stamp duty (0.8%)€11,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,750
Total acquisition costs€143,350
Renovation (est. €55/m² × 280 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,400
(€8,400–€22,400)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

3.1%

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: 5
Bathrooms: 4
Building: 280 m²
Land: 960 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracesexternal staircasetraditional white facade

Score Breakdown

ROI
10.55
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.66
Payback Speed
0
STR Suitability
3

Description

Independent house for sale Description Independent house in good condition, with generous typology, set on a large plot of 960 m². With 280 m² of gross area and 250 m² of usable area, this residence has five bedrooms and four bathrooms, offering well-distributed spaces for a family that values comfort and privacy. The

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on Algarve Exclusif →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Rua das Oliveiras, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
280 m²
Land Plot
960 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$272K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$2,593/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
50.6 yr
Rental only

Property details

Energy: D
Condition: good

Description

Independent house for sale Description Independent house in good condition, with generous typology, set on a large plot of 960 m². With 280 m² of gross area and 250 m² of usable area, this residence has five bedrooms and four bathrooms, offering well-distributed spaces for a family that values comfort and privacy. The

Income Breakdown

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Nightly Rate (ADR)
$383/night
50% ($176)Brixfox estimate($383/night)200% ($705)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$31,119
Airbnb data$383/night · 47% occupancy
Rental income
$383/night · 47% occ.
$65,149
Running costs (20%)
Utilities, cleaning, maintenance
-$13,030
Income tax (10%)
Indonesian rental income tax
-$18,242
Property tax
Annual property tax
-$2,758
Net income
2.0% ROI
$31,119

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,576,087
IMT (transfer tax, investment schedule)$118,207
Imposto de Selo (stamp duty)$12,609
Notary & registration$1,359
Legal / due diligence$23,641
Total acquisition costs$155,815
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,739
($9,130–$24,348)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,795,815

Gross yield (asking)

4.1%

True gross yield (all-in)

3.6%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$7.0M$5.2M$3.5M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.4M
Capital appreciation
Property value growing at +4%/yr based on Olhão 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
$1.8M
+22%
Rental Income
+$152K
Total Position
$1.9M
+32%
5.7%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$328K
Total Position
$2.5M
+71%
5.5%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$769K
Total Position
$3.9M
+172%
5.1%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$1.4M
Total Position
$6.1M
+318%
4.9%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.0% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$353 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
960 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
Generous 960 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

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.7%
$2,219/mo
40% occ.
2.3%
$3,035/mo
47% occ.
2.7%
$3,571/mo
current
57% occ.
3.3%
$4,387/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.