Detached house, Boavista, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes
Detached house, Boavista, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 2Detached house, Boavista, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 3Detached house, Boavista, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 4Detached house, Boavista, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 5
Grade Avillabudget

Detached house, Boavista, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Olhão · Eastern Algarve ·

€320,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.4%

True Gross Yield

62%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 15% 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: €42,605/yr
Average Daily Rate: €190
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 9.3 years
5-yr Capital Value: €420,475
10-yr Capital Value: €511,572
Brixfox Score: 75.2 / 100
Comparable Properties: 5
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€455,140

+42.2% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
Renovation (est. €900/m² × 101 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€90,900
(€70,700–€111,100)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€455,140

Gross yield (asking price)

13.3%

True gross yield (all-in)

9.4%

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
Building: 101 m²
Land: 1680 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1950
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white washed wallsblue painted door and window framesterracotta roof tiles

Score Breakdown

ROI
24.25
Visual Appeal
4.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.16
Payback Speed
4
STR Suitability
3

Description

Discover this incredible investment opportunity in the heart of the Algarve! Situated in the countryside just 3 km from the picturesque village of Moncarapacho and 5 km from Olhão and its stunning beaches, this mixed property offers the perfect setting to create the home of your dreams and transform this space into a w

Location

📍 37.0609°N, 7.8100°W

· Olhão, Algarve, Portugal

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

Detached house, Boavista, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
101 m²
Land Plot
1680 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$60K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$2,637/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
11.0 yr
Rental only

Property details

Year built: 1950
Energy: Exempt
Condition: needs-renovation

Description

Discover this incredible investment opportunity in the heart of the Algarve! Situated in the countryside just 3 km from the picturesque village of Moncarapacho and 5 km from Olhão and its stunning beaches, this mixed property offers the perfect setting to create the home of your dreams and transform this space into a w

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$276/night
50% ($127)Brixfox estimate($276/night)200% ($508)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$31,649
Airbnb data$276/night · 62% occupancy
Rental income
$276/night · 62% occ.
$62,035
Running costs (20%)
Utilities, cleaning, maintenance
-$12,407
Income tax (10%)
Indonesian rental income tax
-$17,370
Property tax
Annual property tax
-$609
Net income
9.1% ROI
$31,649

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$347,826
IMT (transfer tax, investment schedule)$14,598
Imposto de Selo (stamp duty)$2,783
Notary & registration$1,359
Legal / due diligence$5,217
Total acquisition costs$23,957
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$98,804
($76,848–$120,761)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$492,543

Gross yield (asking)

17.8%

True gross yield (all-in)

12.6%

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.

$2.8M$2.1M$1.4M$697K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$389K
+22%
Rental Income
+$155K
Total Position
$544K
+70%
11.2%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$334K
Total Position
$807K
+152%
9.7%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$782K
Total Position
$1.5M
+364%
8.0%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$1.4M
Total Position
$2.4M
+657%
7.0%/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
Strong
9.1% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$254 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
1680 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.1% — outperforms most villas in this market
Premium nightly rate of $254 — positioned in the top tier
Generous 1680 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
8.3%
$2,393/mo
52% occ.
10.3%
$2,980/mo
62% occ.
12.3%
$3,568/mo
current
72% occ.
14.3%
$4,156/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.