T4 flat, Urbanização Pinheiros Marim, Quinta das Âncoras - Pinheiros de Marim, Quelfes
T4 flat, Urbanização Pinheiros Marim, Quinta das Âncoras - Pinheiros de Marim, Quelfes — image 2T4 flat, Urbanização Pinheiros Marim, Quinta das Âncoras - Pinheiros de Marim, Quelfes — image 3T4 flat, Urbanização Pinheiros Marim, Quinta das Âncoras - Pinheiros de Marim, Quelfes — image 4T4 flat, Urbanização Pinheiros Marim, Quinta das Âncoras - Pinheiros de Marim, Quelfes — image 5
Grade B+apartmentmid-range

T4 flat, Urbanização Pinheiros Marim, Quinta das Âncoras - Pinheiros de Marim, Quelfes

Olhão · Eastern Algarve ·

€462,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.3%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 16% 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: €38,749/yr
Average Daily Rate: €229
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 14.8 years
5-yr Capital Value: €607,061
10-yr Capital Value: €738,583
Brixfox Score: 68.4 / 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.

€534,216

+15.6% over asking

Asking price€462,000
IMT — Property transfer tax (investment schedule)€24,790
IS — Stamp duty (0.8%)€3,696
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,930
Total acquisition costs€36,666
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€534,216

Gross yield (asking price)

8.4%

True gross yield (all-in)

7.3%

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: 3
Building: 179 m²
Style: contemporary
Condition: excellent
Year Built: 2008
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

recessed ceiling lighting with accent stripmodern geometric chandelierneutral color palette

Score Breakdown

ROI
18.15
Visual Appeal
12.6
Ownership Security
13
Location
8.4
Land & Space
5.58
Rental Demand
4.64
Payback Speed
3
STR Suitability
3

Description

If you are looking for space, comfort and an excellent location, this is the ideal opportunity! We present this spacious 4 bedroom flat in Olhão, with good areas, balcony and garage. It is the perfect space for families or for those who value quality living. Key features: - 4 large bedrooms, with built-in wardrobes, w

Location

📍 37.0397°N, 7.8239°W

· Olhão, Algarve, Portugal

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Idealista.pt
Olhão / Eastern Algarve

T4 flat, Urbanização Pinheiros Marim, Quinta das Âncoras - Pinheiros de Marim, Quelfes

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
179 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$87K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$2,364/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.7 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: excellent

Description

If you are looking for space, comfort and an excellent location, this is the ideal opportunity! We present this spacious 4 bedroom flat in Olhão, with good areas, balcony and garage. It is the perfect space for families or for those who value quality living. Key features: - 4 large bedrooms, with built-in wardrobes, w

Income Breakdown

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Nightly Rate (ADR)
$332/night
50% ($153)Brixfox estimate($332/night)200% ($610)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$28,367
Airbnb data$332/night · 46% occupancy
Rental income
$332/night · 46% occ.
$56,241
Running costs (20%)
Utilities, cleaning, maintenance
-$11,248
Income tax (10%)
Indonesian rental income tax
-$15,748
Property tax
Annual property tax
-$879
Net income
5.6% ROI
$28,367

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$502,174
IMT (transfer tax, investment schedule)$26,946
Imposto de Selo (stamp duty)$4,017
Notary & registration$1,359
Legal / due diligence$7,533
Total acquisition costs$39,854
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$580,670

Gross yield (asking)

11.2%

True gross yield (all-in)

9.7%

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.

$3.2M$2.4M$1.6M$788K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $462K
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 15: 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
$562K
+22%
Rental Income
+$139K
Total Position
$701K
+52%
8.7%/yr
Year 10
Capital Value
$684K
+48%
Rental Income
+$299K
Total Position
$983K
+113%
7.8%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$701K
Total Position
$1.7M
+271%
6.8%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.2M
Total Position
$2.7M
+493%
6.1%/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
Good
5.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$305 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $305 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.9%
$2,046/mo
40% occ.
6.6%
$2,752/mo
46% occ.
7.7%
$3,208/mo
current
56% occ.
9.4%
$3,914/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.