T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes
T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes — image 2T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes — image 3T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes — image 4T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes — image 5
Grade B+apartmentmid-range

T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€413,660

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €44,027/yr
Average Daily Rate: €221
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 11.6 years
5-yr Capital Value: €543,543
10-yr Capital Value: €661,304
Brixfox Score: 72.3 / 100
Comparable Properties: 12
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€475,547

+15.0% over asking

Asking price€413,660
IMT — Property transfer tax (investment schedule)€20,923
IS — Stamp duty (0.8%)€3,309
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,205
Total acquisition costs€31,687
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€475,547

Gross yield (asking price)

10.6%

True gross yield (all-in)

9.3%

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: 3
Bathrooms: 2
Building: 129 m²
Style: contemporary
Condition: excellent
Year Built: 2024
Energy Certificate: B-
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

full-wall sheer curtainsmodern bedside lamps

Score Breakdown

ROI
21.09
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
4.58
Rental Demand
5.47
Payback Speed
4
STR Suitability
3

Description

Modern architecture condominium located in the city of Olhão in one of the most central and charming points of the Algarve region. This condominium is distinguished by a beautiful balance between the modern design of the buildings, with elegant lines and the natural environment of its gardens. Its facades create a dy

Location

📍 37.0395°N, 7.8302°W

· Olhão, Algarve, Portugal

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Idealista.pt
Olhão / Eastern Algarve

T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes

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

Grade B+ investment — short-term rental yields 7.3% 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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$78K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$2,734/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
13.7 yr
Rental only

Property details

Year built: 2024
Energy: B-
Condition: excellent

Description

Modern architecture condominium located in the city of Olhão in one of the most central and charming points of the Algarve region. This condominium is distinguished by a beautiful balance between the modern design of the buildings, with elegant lines and the natural environment of its gardens. Its facades create a dy

Income Breakdown

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Nightly Rate (ADR)
$324/night
50% ($149)Brixfox estimate($324/night)200% ($595)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$32,805
Airbnb data$324/night · 55% occupancy
Rental income
$324/night · 55% occ.
$64,600
Running costs (20%)
Utilities, cleaning, maintenance
-$12,920
Income tax (10%)
Indonesian rental income tax
-$18,088
Property tax
Annual property tax
-$787
Net income
7.3% ROI
$32,805

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$449,630
IMT (transfer tax, investment schedule)$22,742
Imposto de Selo (stamp duty)$3,597
Notary & registration$1,359
Legal / due diligence$6,745
Total acquisition costs$34,442
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$516,899

Gross yield (asking)

14.4%

True gross yield (all-in)

12.5%

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$799K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $414K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$503K
+22%
Rental Income
+$160K
Total Position
$664K
+60%
9.9%/yr
Year 10
Capital Value
$612K
+48%
Rental Income
+$346K
Total Position
$958K
+132%
8.8%/yr
Year 20
Capital Value
$906K
+119%
Rental Income
+$811K
Total Position
$1.7M
+315%
7.4%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.4M
Total Position
$2.8M
+571%
6.6%/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
7.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$298 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 $298 — 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 55% — 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

35% occ.
6.2%
$2,325/mo
45% occ.
8.0%
$3,014/mo
55% occ.
9.9%
$3,703/mo
current
65% occ.
11.7%
$4,392/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.