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 ·

€422,560

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

9.0%

True Gross Yield

56%

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: €43,558/yr
Average Daily Rate: €214
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 12.1 years
5-yr Capital Value: €555,238
10-yr Capital Value: €675,532
Brixfox Score: 70.7 / 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.

€485,363

+14.9% over asking

Asking price€422,560
IMT — Property transfer tax (investment schedule)€21,635
IS — Stamp duty (0.8%)€3,380
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,338
Total acquisition costs€32,603
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)€485,363

Gross yield (asking price)

10.3%

True gross yield (all-in)

9.0%

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: 3
Bathrooms: 2
Building: 132 m²
Style: contemporary
Condition: excellent
Year Built: 2024
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

yellow dining chairsabstract gold and black wall artgeometric pattern rug

Score Breakdown

ROI
20.49
Visual Appeal
12.6
Ownership Security
13
Location
8.4
Land & Space
4.64
Rental Demand
5.58
Payback Speed
3
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

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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
132 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.0% net return annually.

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The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$79K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$2,662/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
14.4 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)
$309/night
50% ($142)Brixfox estimate($309/night)200% ($569)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$31,945
Airbnb data$309/night · 56% occupancy
Rental income
$309/night · 56% occ.
$62,978
Running costs (20%)
Utilities, cleaning, maintenance
-$12,596
Income tax (10%)
Indonesian rental income tax
-$17,634
Property tax
Annual property tax
-$804
Net income
7.0% ROI
$31,945

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$459,304
IMT (transfer tax, investment schedule)$23,516
Imposto de Selo (stamp duty)$3,674
Notary & registration$1,359
Legal / due diligence$6,889
Total acquisition costs$35,438
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$527,568

Gross yield (asking)

13.7%

True gross yield (all-in)

11.9%

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$796K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $423K
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
$514K
+22%
Rental Income
+$156K
Total Position
$670K
+59%
9.7%/yr
Year 10
Capital Value
$625K
+48%
Rental Income
+$337K
Total Position
$962K
+128%
8.6%/yr
Year 20
Capital Value
$926K
+119%
Rental Income
+$790K
Total Position
$1.7M
+306%
7.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.4M
Total Position
$2.8M
+555%
6.5%/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
7.0% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$285 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 $285 — 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.
6.0%
$2,290/mo
46% occ.
7.7%
$2,948/mo
56% occ.
9.4%
$3,606/mo
current
66% occ.
11.1%
$4,265/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.