Detached house, N398, 4, Centro, Quelfes
Detached house, N398, 4, Centro, Quelfes — image 2Detached house, N398, 4, Centro, Quelfes — image 3Detached house, N398, 4, Centro, Quelfes — image 4Detached house, N398, 4, Centro, Quelfes — image 5
villabudget

Detached house, N398, 4, Centro, Quelfes

Olhão · Eastern Algarve ·

€780,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, low confidence).

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.

True Investment Cost

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

€964,290

+23.6% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation (est. €350/m² × 265 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€92,750
(€66,250–€119,250)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€964,290

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: 1
Building: 265 m²
Land: 9000 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1994
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

red-tiled-roofsmulti-level-structurelarge-chimney

Description

Property located in Quelfes, 15 minutes from the city of Olhão, with ERÁS WARRANTY. Set in a 9000m2 plot and comprising several urban items, this property offers: Habitable house, spread over 2 floors. On the ground floor there is a lounge of around 35m2, a kitchen, 2 bedrooms, a bathroom with bath and a utility room.

Location

📍 37.0584°N, 7.8207°W

· Olhão, Algarve, Portugal

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

Detached house, N398, 4, Centro, Quelfes

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
265 m²
Land Plot
9000 m²
Tenure
Freehold
Yield Curve Status

Grade C — 4%/yr capital appreciation in Olhão.

Go to Source via Idealista.pt

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+3.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$146K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-124/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 1994
Energy: E
Condition: fair

Description

Property located in Quelfes, 15 minutes from the city of Olhão, with ERÁS WARRANTY. Set in a 9000m2 plot and comprising several urban items, this property offers: Habitable house, spread over 2 floors. On the ground floor there is a lounge of around 35m2, a kitchen, 2 bedrooms, a bathroom with bath and a utility room.

Income Breakdown

Short-Term Rental

No STR data available for this property

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$847,826
IMT (transfer tax, investment schedule)$50,870
Imposto de Selo (stamp duty)$6,783
Notary & registration$1,359
Legal / due diligence$12,717
Total acquisition costs$71,728
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$100,815
($72,011–$129,620)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$1,045,967

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.

$2.7M$2.0M$1.4M$683K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $780K
Capital appreciation
Property value growing at +4%/yr based on Olhão market trends.
Year 5
Capital Value
$949K
+22%
Year 10
Capital Value
$1.2M
+48%
Year 20
Capital Value
$1.7M
+119%
Year 30
Capital Value
$2.5M
+224%

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
Weak
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
9000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 9000 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of -0.2% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

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.