T4 flat, da Azinhaga da Patinha, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes
T4 flat, da Azinhaga da Patinha, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes — image 2T4 flat, da Azinhaga da Patinha, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes — image 3T4 flat, da Azinhaga da Patinha, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes — image 4T4 flat, da Azinhaga da Patinha, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes — image 5
Grade B+apartmentluxury

T4 flat, da Azinhaga da Patinha, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€505,690

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

8.4%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.6 months ago and is currently at 30% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.79, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €50,802/yr
Average Daily Rate: €272
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 19.8 years
5-yr Capital Value: €586,233
10-yr Capital Value: €679,605
Brixfox Score: 72.1 / 100
Comparable Properties: 17
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€604,506

+19.5% over asking

Asking price€505,690
IMT — Property transfer tax (investment schedule)€28,285
IS — Stamp duty (0.8%)€4,046
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,585
Total acquisition costs€41,166
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€57,650
All-in investment (incl. renovation & furnishing)€604,506

Gross yield (asking price)

10.1%

True gross yield (all-in)

8.4%

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: 158 m²
Style: contemporary
Condition: excellent
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

floor-to-ceiling sliding glass doorsmodern L-shaped sofavibrant yellow dining chairsgeometric pattern rug

Score Breakdown

ROI
18.18
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
5.16
Rental Demand
5.13
Payback Speed
4
STR Suitability
4

Description

Enjoy a pleasant and friendly environment, where nature unfolds in many ways, particularly through the vegetation of the residence's landscaped garden. In this condominium of modern and elegant architecture you will find a swimming pool in osmosis with its surroundings. Bringing a fantastic balance to the interior of t

Location

📍 37.0372°N, 7.8337°W

· Olhão, Algarve, Portugal

Visit AJLVAZ →Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 5
AJLVAZ
4-bedroom freehold villa in Olhão — photo 2 of 5
4-bedroom freehold villa in Olhão — photo 3 of 5
4-bedroom freehold villa in Olhão — photo 4 of 5
4-bedroom freehold villa in Olhão — photo 5 of 5

T4 flat, da Azinhaga da Patinha, Nn, Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve · Ref BF-13129 Source verified · AJLVAZ · listed 2 Jun 2026
Asking price · Freehold
$549,663
Inquire — direct to agent
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
158 m²
Gross yield
10.6%
Est. ADR
$374/night
Occupancy
51%
Brixfox Score 72 · B+Financial analysis ↓

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Property details

Energy: B-
Condition: excellent

Description

Enjoy a pleasant and friendly environment, where nature unfolds in many ways, particularly through the vegetation of the residence's landscaped garden. In this condominium of modern and elegant architecture you will find a swimming pool in osmosis with its surroundings. Bringing a fantastic balance to the interior of t

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by the AirDNA-measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against AirDNA reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +45% · Low Jan -30%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 8.1% of price, auto-calculated
$44,746
IMT (transfer tax, investment schedule)$30,745
Imposto de Selo (stamp duty)$4,398
Notary & registration$1,359
Legal fees$8,245
Renovation budget· Move-in ready. No renovation budgeted.
€
Furniture & STR launch· default ≈ $15,666/bedroom
€
All-in investment
$657,072
+19.5% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%3.5% · Olhão 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
5.1% net yield on all-in cost
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$344 per night
Visual Appeal
Strong
8/10 visual appeal
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Sensitivity analysis requires Pro
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
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Source verified · AJLVAZ

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.