House in Bairro Novo - Azinhaga da Patinha, Quelfes
House in Bairro Novo - Azinhaga da Patinha, Quelfes — image 2House in Bairro Novo - Azinhaga da Patinha, Quelfes — image 3House in Bairro Novo - Azinhaga da Patinha, Quelfes — image 4House in Bairro Novo - Azinhaga da Patinha, Quelfes — image 5
Grade B+villaluxury

House in Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€931,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €49,891/yr
Average Daily Rate: €305
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 23.3 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 65.4 / 100
Comparable Properties: 5
Data Confidence: 60%
Search Radius: 6 km

True Investment Cost

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

€1.1M

+14.8% over asking

Asking price€931,000
IMT — Property transfer tax (investment schedule)€55,860
IS — Stamp duty (0.8%)€7,448
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,965
Total acquisition costs€78,523
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

5.4%

True gross yield (all-in)

4.7%

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: 4
Bathrooms: 4
Building: 447 m²
Land: 400 m²
Style: modern
Condition: excellent
Year Built: 2013
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balconiesstone facade accentlarge floor-to-ceiling windowswooden garage door and gate

Score Breakdown

ROI
14.37
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
7.59
Rental Demand
4.48
Payback Speed
1
STR Suitability
3

Description

This extraordinary luxury villa in Olhão combines contemporary design, sophistication, and comfort in every detail, offering an exclusive Algarve lifestyle. The first floor features three spacious bedrooms, including a magnificent master suite with a walk-in closet, while one of the rooms enjoys a generous balcony. Eve

Location

📍 37.0464°N, 7.8315°W

· Olhão, Algarve, Portugal

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

House in Bairro Novo - Azinhaga da Patinha, Quelfes

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
447 m²
Land Plot
400 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.5% 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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$175K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$2,978/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.3 yr
Rental only

Property details

Year built: 2013
Energy: B-
Condition: excellent

Description

This extraordinary luxury villa in Olhão combines contemporary design, sophistication, and comfort in every detail, offering an exclusive Algarve lifestyle. The first floor features three spacious bedrooms, including a magnificent master suite with a walk-in closet, while one of the rooms enjoys a generous balcony. Eve

Income Breakdown

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Nightly Rate (ADR)
$441/night
50% ($203)Brixfox estimate($441/night)200% ($811)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$35,741
Airbnb data$441/night · 45% occupancy
Rental income
$441/night · 45% occ.
$72,139
Running costs (20%)
Utilities, cleaning, maintenance
-$14,428
Income tax (10%)
Indonesian rental income tax
-$20,199
Property tax
Annual property tax
-$1,771
Net income
3.5% ROI
$35,741

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$1,011,957
IMT (transfer tax, investment schedule)$60,717
Imposto de Selo (stamp duty)$8,096
Notary & registration$1,359
Legal / due diligence$15,179
Total acquisition costs$85,351
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$1,159,971

Gross yield (asking)

7.1%

True gross yield (all-in)

6.2%

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.

$5.3M$4.0M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $931K
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.
Paid back
Year 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$175K
Total Position
$1.3M
+40%
7.0%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$377K
Total Position
$1.8M
+89%
6.5%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$884K
Total Position
$2.9M
+214%
5.9%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$1.6M
Total Position
$4.6M
+392%
5.5%/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
Average
3.5% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$405 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $405 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near 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.
3.2%
$2,668/mo
40% occ.
4.3%
$3,606/mo
45% occ.
4.8%
$4,060/mo
current
55% occ.
5.9%
$4,999/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.