T3 flat in Centro, Quelfes
T3 flat in Centro, Quelfes — image 2T3 flat in Centro, Quelfes — image 3T3 flat in Centro, Quelfes — image 4T3 flat in Centro, Quelfes — image 5
Grade B+apartmentmid-range

T3 flat in Centro, Quelfes

Olhão · Eastern Algarve ·

€444,850

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €44,055/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: 12.5 years
5-yr Capital Value: €584,526
10-yr Capital Value: €711,166
Brixfox Score: 71.1 / 100
Comparable Properties: 11
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€509,950

+14.6% over asking

Asking price€444,850
IMT — Property transfer tax (investment schedule)€23,418
IS — Stamp duty (0.8%)€3,559
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,673
Total acquisition costs€34,900
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)€509,950

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.6%

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: 137 m²
Style: contemporary
Condition: excellent
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doors to balconymodern L-shaped sofavibrant yellow dining chairs

Score Breakdown

ROI
20.12
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
4.74
Rental Demand
5.24
Payback Speed
3
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

📍 37.0268°N, 7.8221°W

· Olhão, Algarve, Portugal

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

T3 flat in Centro, Quelfes

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

Grade B+ investment — short-term rental yields 6.8% net return annually.

Go to Source via Idealista.pt

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$83K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$2,721/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
14.8 yr
Rental only

Property details

Energy: B-
Condition: excellent

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)
$337/night
50% ($155)Brixfox estimate($337/night)200% ($620)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$32,649
Airbnb data$337/night · 52% occupancy
Rental income
$337/night · 52% occ.
$64,414
Running costs (20%)
Utilities, cleaning, maintenance
-$12,883
Income tax (10%)
Indonesian rental income tax
-$18,036
Property tax
Annual property tax
-$846
Net income
6.8% ROI
$32,649

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$483,533
IMT (transfer tax, investment schedule)$25,454
Imposto de Selo (stamp duty)$3,868
Notary & registration$1,359
Legal / due diligence$7,253
Total acquisition costs$37,935
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$554,293

Gross yield (asking)

13.3%

True gross yield (all-in)

11.6%

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.

$3.3M$2.5M$1.7M$826K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $445K
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
$541K
+22%
Rental Income
+$159K
Total Position
$701K
+58%
9.5%/yr
Year 10
Capital Value
$658K
+48%
Rental Income
+$344K
Total Position
$1.0M
+125%
8.5%/yr
Year 20
Capital Value
$975K
+119%
Rental Income
+$807K
Total Position
$1.8M
+301%
7.2%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.4M
Total Position
$2.9M
+546%
6.4%/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
6.8% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$310 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 $310 — 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 52% — 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

32% occ.
5.6%
$2,252/mo
42% occ.
7.4%
$2,970/mo
52% occ.
9.1%
$3,687/mo
current
62% occ.
10.9%
$4,404/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.