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)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

51%

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: €48,418/yr
Average Daily Rate: €259
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 13.1 years
5-yr Capital Value: €664,469
10-yr Capital Value: €808,428
Brixfox Score: 71.5 / 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)

9.6%

True gross yield (all-in)

8.0%

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: 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
19.58
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
5.16
Rental Demand
5.13
Payback Speed
3
STR Suitability
3

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

View on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

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

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

Grade B+ investment — short-term rental yields 6.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$95K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$2,953/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

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

Income Breakdown

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Nightly Rate (ADR)
$374/night
50% ($172)Brixfox estimate($374/night)200% ($688)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$35,431
Airbnb data$374/night · 51% occupancy
Rental income
$374/night · 51% occ.
$69,986
Running costs (20%)
Utilities, cleaning, maintenance
-$13,997
Income tax (10%)
Indonesian rental income tax
-$19,596
Property tax
Annual property tax
-$962
Net income
6.4% ROI
$35,431

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$549,663
IMT (transfer tax, investment schedule)$30,745
Imposto de Selo (stamp duty)$4,398
Notary & registration$1,359
Legal / due diligence$8,245
Total acquisition costs$44,746
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$657,072

Gross yield (asking)

12.7%

True gross yield (all-in)

10.7%

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.

$3.7M$2.8M$1.8M$917K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $506K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$615K
+22%
Rental Income
+$173K
Total Position
$788K
+56%
9.3%/yr
Year 10
Capital Value
$749K
+48%
Rental Income
+$374K
Total Position
$1.1M
+122%
8.3%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$876K
Total Position
$2.0M
+292%
7.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.6M
Total Position
$3.2M
+531%
6.3%/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
6.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$344 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $344 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
5.3%
$2,410/mo
41% occ.
7.0%
$3,206/mo
51% occ.
8.7%
$4,003/mo
current
61% occ.
10.5%
$4,799/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.