T4 flat in Centro, Quelfes
T4 flat in Centro, Quelfes — image 2T4 flat in Centro, Quelfes — image 3T4 flat in Centro, Quelfes — image 4T4 flat in Centro, Quelfes — image 5
Grade Aapartmentluxury

T4 flat in Centro, Quelfes

Olhão · Eastern Algarve ·

€505,690

Asking Price (EUR)

10.9%

True Net Yield (Owner, all-in)

7.6%

True Net Yield (Managed, all-in)

16.8%

True Gross Yield

27%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €102,238/yr
Average Daily Rate: €1028
+23.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 6.0 years
5-yr Capital Value: €664,469
10-yr Capital Value: €808,428
Brixfox Score: 76.5 / 100
Comparable Properties: 6
Data Confidence: 60%
Search Radius: 6 km

True Investment Cost

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

€607,006

+20.0% over asking

Asking price€505,690
IMT — Property transfer tax (investment schedule)€28,285
IS — Stamp duty (0.8%)€4,046
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,585
Total acquisition costs€41,166
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€60,150
All-in investment (incl. renovation & furnishing)€607,006

Gross yield (asking price)

20.2%

True gross yield (all-in)

16.8%

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: 2
Building: 158 m²
Style: contemporary
Condition: new-build
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

waterfall featureintegrated hot tubmodern building facade

Score Breakdown

ROI
25
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
5.16
Rental Demand
2.73
Payback Speed
5
STR Suitability
3

Description

With a Central Location, close to the main accesses of the City of Olhão, this Development presents itself as a great Investment, both for own housing and to Monetize! Apartments from T1 to T4, with areas between 65m2 and 158m2, inserted in Condominium with Garden and Pool and parking place in the Basement. The Reali

Location

📍 37.0600°N, 7.8216°W

· Olhão, Algarve, Portugal

View on Casas do Sotavento →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T4 flat in Centro, Quelfes

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

Grade A investment — short-term rental yields 14.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+17.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$95K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.1%
$6,463/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.1 yr
Rental only

Property details

Energy: B-
Condition: new-build

Description

With a Central Location, close to the main accesses of the City of Olhão, this Development presents itself as a great Investment, both for own housing and to Monetize! Apartments from T1 to T4, with areas between 65m2 and 158m2, inserted in Condominium with Garden and Pool and parking place in the Basement. The Reali

Income Breakdown

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Nightly Rate (ADR)
$1,518/night
50% ($698)Brixfox estimate($1,518/night)200% ($2792)
Occupancy
27%
10%Brixfox estimate(27%)100%

Short-Term Rental

Yearly income
$77,561
Airbnb data$1,518/night · 27% occupancy
Rental income
$1,518/night · 27% occ.
$151,007
Running costs (20%)
Utilities, cleaning, maintenance
-$30,201
Income tax (10%)
Indonesian rental income tax
-$42,282
Property tax
Annual property tax
-$962
Net income
14.1% ROI
$77,561

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$549,663
IMT (transfer tax, investment schedule)$30,745
Imposto de Selo (stamp duty)$4,398
Notary & registration$1,359
Legal / due diligence$8,245
Total acquisition costs$44,746
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$659,789

Gross yield (asking)

27.5%

True gross yield (all-in)

22.9%

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.

$5.8M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $506K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$615K
+22%
Rental Income
+$379K
Total Position
$994K
+97%
14.5%/yr
Year 10
Capital Value
$749K
+48%
Rental Income
+$818K
Total Position
$1.6M
+210%
12.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.9M
Total Position
$3.0M
+498%
9.4%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$3.4M
Total Position
$5.0M
+896%
8.0%/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
14.1% annual return
Occupancy
Weak
27% average occupancy
Nightly Rate
Strong
$1396 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.1% — outperforms most villas in this market
Premium nightly rate of $1396 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 27% — 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

30% occ.
21.0%
$9,613/mo
40% occ.
28.0%
$12,844/mo
27% occ.
19.1%
$8,728/mo
current
37% occ.
26.1%
$11,959/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.