House in Caminho José Botelho, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes
House in Caminho José Botelho, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes — image 2House in Caminho José Botelho, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes — image 3House in Caminho José Botelho, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes — image 4House in Caminho José Botelho, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes — image 5
Grade B+villamid-range

House in Caminho José Botelho, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€645,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

46%

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: €45,288/yr
Average Daily Rate: €271
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 17.8 years
5-yr Capital Value: €847,520
10-yr Capital Value: €1.0M
Brixfox Score: 65.3 / 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.

€754,080

+16.9% over asking

Asking price€645,000
IMT — Property transfer tax (investment schedule)€38,700
IS — Stamp duty (0.8%)€5,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,675
Total acquisition costs€54,785
Renovation (est. €55/m² × 259 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,245
(€7,770–€20,720)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€754,080

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.0%

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: 259 m²
Land: 290 m²
Style: contemporary
Condition: good
Year Built: 2006
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

long balconypool access

Score Breakdown

ROI
16.42
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
6.13
Rental Demand
4.57
Payback Speed
2
STR Suitability
3

Description

Opportunity in Olhão, in the parish of Quelfes. Just 5 minutes from the city center, this detached four-bedroom house is ideal for those seeking space and quality of life, with 260m² of living space and a versatile 95m² basement that can be adapted to your needs. This property is located in the Monte das Olaias develop

Location

📍 37.0409°N, 7.8274°W

· Olhão, Algarve, Portugal

View on KW Flash Algarve - Sotavento →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

House in Caminho José Botelho, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
259 m²
Land Plot
290 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.7% 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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$121K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$2,735/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.4 yr
Rental only

Property details

Year built: 2006
Energy: B
Condition: good

Description

Opportunity in Olhão, in the parish of Quelfes. Just 5 minutes from the city center, this detached four-bedroom house is ideal for those seeking space and quality of life, with 260m² of living space and a versatile 95m² basement that can be adapted to your needs. This property is located in the Monte das Olaias develop

Income Breakdown

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Nightly Rate (ADR)
$392/night
50% ($180)Brixfox estimate($392/night)200% ($722)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$32,822
Airbnb data$392/night · 46% occupancy
Rental income
$392/night · 46% occ.
$65,479
Running costs (20%)
Utilities, cleaning, maintenance
-$13,096
Income tax (10%)
Indonesian rental income tax
-$18,334
Property tax
Annual property tax
-$1,227
Net income
4.7% ROI
$32,822

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$701,087
IMT (transfer tax, investment schedule)$42,065
Imposto de Selo (stamp duty)$5,609
Notary & registration$1,359
Legal / due diligence$10,516
Total acquisition costs$59,549
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$15,484
($8,446–$22,522)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$817,478

Gross yield (asking)

9.3%

True gross yield (all-in)

8.0%

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.

$4.1M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $645K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$785K
+22%
Rental Income
+$160K
Total Position
$945K
+47%
7.9%/yr
Year 10
Capital Value
$955K
+48%
Rental Income
+$346K
Total Position
$1.3M
+102%
7.3%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$811K
Total Position
$2.2M
+245%
6.4%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.4M
Total Position
$3.5M
+447%
5.8%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$361 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
290 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $361 — 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 4.7% 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.
4.1%
$2,404/mo
40% occ.
5.5%
$3,240/mo
46% occ.
6.4%
$3,717/mo
current
56% occ.
7.8%
$4,553/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.