Detached house in Boa Hora Nn, Centro, Quelfes
Detached house in Boa Hora Nn, Centro, Quelfes — image 2Detached house in Boa Hora Nn, Centro, Quelfes — image 3Detached house in Boa Hora Nn, Centro, Quelfes — image 4Detached house in Boa Hora Nn, Centro, Quelfes — image 5
Grade B+villamid-range

Detached house in Boa Hora Nn, Centro, Quelfes

Olhão · Eastern Algarve ·

€1.4M

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

44%

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: €57,931/yr
Average Daily Rate: €364
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 32.4 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 65.8 / 100
Comparable Properties: 7
Data Confidence: 61%
Search Radius: 6 km

True Investment Cost

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

€1.5M

+14.0% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€101,250
IS — Stamp duty (0.8%)€10,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,250
Total acquisition costs€133,550
Renovation (est. €55/m² × 185 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,175
(€5,550–€14,800)
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)€1.5M

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.8%

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: 5
Building: 185 m²
Land: 8640 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced outdoor living spacestraditional tiled roofslush green surroundings

Score Breakdown

ROI
11.39
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.36
Payback Speed
0
STR Suitability
3

Description

Discover this superb property nestled in the heart of the preserved countryside of Quelfes, a residence that perfectly embodies the charm and typical Algarve lifestyle. Set on a 8,640 m² landscaped plot, this traditional 5-bedroom "quinta" of character offers an exceptional setting in absolute tranquility. The proper

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on Portugal à la Carte Lda →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Boa Hora Nn, Centro, Quelfes

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
185 m²
Land Plot
8640 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$253K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$3,413/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.8 yr
Rental only

Property details

Year built: 1951
Energy: D
Condition: good

Description

Discover this superb property nestled in the heart of the preserved countryside of Quelfes, a residence that perfectly embodies the charm and typical Algarve lifestyle. Set on a 8,640 m² landscaped plot, this traditional 5-bedroom "quinta" of character offers an exceptional setting in absolute tranquility. The proper

Income Breakdown

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Nightly Rate (ADR)
$526/night
50% ($242)Brixfox estimate($526/night)200% ($967)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$40,962
Airbnb data$526/night · 44% occupancy
Rental income
$526/night · 44% occ.
$83,711
Running costs (20%)
Utilities, cleaning, maintenance
-$16,742
Income tax (10%)
Indonesian rental income tax
-$23,439
Property tax
Annual property tax
-$2,568
Net income
2.8% ROI
$40,962

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$1,467,391
IMT (transfer tax, investment schedule)$110,054
Imposto de Selo (stamp duty)$11,739
Notary & registration$1,359
Legal / due diligence$22,011
Total acquisition costs$145,163
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,060
($6,033–$16,087)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,670,788

Gross yield (asking)

5.7%

True gross yield (all-in)

5.0%

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.

$7.1M$5.3M$3.5M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x 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.
Paid back
Year 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$200K
Total Position
$1.8M
+36%
6.4%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$432K
Total Position
$2.4M
+80%
6.1%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$1.0M
Total Position
$4.0M
+194%
5.5%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$1.8M
Total Position
$6.2M
+357%
5.2%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$484 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
8640 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $484 — positioned in the top tier
Generous 8640 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 2.8% 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.
2.6%
$3,143/mo
40% occ.
3.5%
$4,262/mo
44% occ.
3.8%
$4,669/mo
current
54% occ.
4.7%
$5,788/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.