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 ·

€410,690

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

9.9%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €46,926/yr
Average Daily Rate: €230
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 10.7 years
5-yr Capital Value: €539,640
10-yr Capital Value: €656,555
Brixfox Score: 74.3 / 100
Comparable Properties: 11
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€472,271

+15.0% over asking

Asking price€410,690
IMT — Property transfer tax (investment schedule)€20,685
IS — Stamp duty (0.8%)€3,286
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,160
Total acquisition costs€31,381
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)€472,271

Gross yield (asking price)

11.4%

True gross yield (all-in)

9.9%

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: 128 m²
Style: contemporary
Condition: excellent
Year Built: 2024
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large windows with white sheer curtainsmodern tripod floor lampabstract art pieces

Score Breakdown

ROI
22.12
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
4.56
Rental Demand
5.58
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

📍 37.0410°N, 7.8319°W

· Olhão, Algarve, Portugal

View on Garvetur →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes

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

Grade B+ investment — short-term rental yields 7.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$77K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$2,929/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.7 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)
$339/night
50% ($156)Brixfox estimate($339/night)200% ($624)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$35,147
Airbnb data$339/night · 56% occupancy
Rental income
$339/night · 56% occ.
$69,092
Running costs (20%)
Utilities, cleaning, maintenance
-$13,818
Income tax (10%)
Indonesian rental income tax
-$19,346
Property tax
Annual property tax
-$781
Net income
7.9% ROI
$35,147

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$446,402
IMT (transfer tax, investment schedule)$22,484
Imposto de Selo (stamp duty)$3,572
Notary & registration$1,359
Legal / due diligence$6,696
Total acquisition costs$34,110
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$513,338

Gross yield (asking)

15.5%

True gross yield (all-in)

13.5%

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.

$3.3M$2.5M$1.7M$825K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $411K
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 11: 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
$500K
+22%
Rental Income
+$172K
Total Position
$671K
+63%
10.3%/yr
Year 10
Capital Value
$608K
+48%
Rental Income
+$371K
Total Position
$979K
+138%
9.1%/yr
Year 20
Capital Value
$900K
+119%
Rental Income
+$869K
Total Position
$1.8M
+331%
7.6%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.5M
Total Position
$2.9M
+599%
6.7%/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
7.9% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$312 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 $312 — 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 56% — 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

36% occ.
6.8%
$2,520/mo
46% occ.
8.7%
$3,243/mo
56% occ.
10.7%
$3,965/mo
current
66% occ.
12.6%
$4,687/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.