T2 flat in Estrada de Quelfes, 13, Bairro Novo - Azinhaga da Patinha, Quelfes
T2 flat in Estrada de Quelfes, 13, Bairro Novo - Azinhaga da Patinha, Quelfes — image 2T2 flat in Estrada de Quelfes, 13, Bairro Novo - Azinhaga da Patinha, Quelfes — image 3T2 flat in Estrada de Quelfes, 13, Bairro Novo - Azinhaga da Patinha, Quelfes — image 4T2 flat in Estrada de Quelfes, 13, Bairro Novo - Azinhaga da Patinha, Quelfes — image 5
Grade B+apartmentmid-range

T2 flat in Estrada de Quelfes, 13, Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€245,000

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.5%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 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: €29,792/yr
Average Daily Rate: €179
Payback Period: 10.2 years
5-yr Capital Value: €321,926
10-yr Capital Value: €391,673
Brixfox Score: 71.4 / 100
Comparable Properties: 57
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€284,882

+16.3% over asking

Asking price€245,000
IMT — Property transfer tax (investment schedule)€8,147
IS — Stamp duty (0.8%)€1,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,675
Total acquisition costs€15,032
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€284,882

Gross yield (asking price)

12.2%

True gross yield (all-in)

10.5%

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: 2
Bathrooms: 1
Building: 90 m²
Style: contemporary
Condition: excellent
Year Built: 1981
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

decorative wall panelingmodern linear pendant lightgold geometric pendant light

Score Breakdown

ROI
22.88
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
3.8
Rental Demand
4.55
Payback Speed
4
STR Suitability
3

Description

Located on Estrada de Quelfes, in Olhão, this 2-bedroom apartment on the 4th floor is the ideal choice for those seeking a ready-to-move-in home, extremely well-maintained and with a welcoming and sunny atmosphere. Property Highlights: East/West Sun Exposure: The perfect orientation guaranteeing natural light through

Location

📍 37.0364°N, 7.8349°W

· Olhão, Algarve, Portugal

View on KW Flash Algarve - Sotavento →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Estrada de Quelfes, 13, Bairro Novo - Azinhaga da Patinha, Quelfes

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

Grade B+ investment — short-term rental yields 8.3% 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
+12.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$46K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$1,842/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
12.0 yr
Rental only

Property details

Year built: 1981
Energy: F
Condition: excellent

Description

Located on Estrada de Quelfes, in Olhão, this 2-bedroom apartment on the 4th floor is the ideal choice for those seeking a ready-to-move-in home, extremely well-maintained and with a welcoming and sunny atmosphere. Property Highlights: East/West Sun Exposure: The perfect orientation guaranteeing natural light through

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$261/night
50% ($120)Brixfox estimate($261/night)200% ($481)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$22,104
Airbnb data$261/night · 45% occupancy
Rental income
$261/night · 45% occ.
$43,404
Running costs (20%)
Utilities, cleaning, maintenance
-$8,681
Income tax (10%)
Indonesian rental income tax
-$12,153
Property tax
Annual property tax
-$466
Net income
8.3% ROI
$22,104

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$266,304
IMT (transfer tax, investment schedule)$8,855
Imposto de Selo (stamp duty)$2,130
Notary & registration$1,359
Legal / due diligence$3,995
Total acquisition costs$16,339
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$309,654

Gross yield (asking)

16.3%

True gross yield (all-in)

14.0%

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.

$2.0M$1.5M$1.0M$507K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $245K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$298K
+22%
Rental Income
+$108K
Total Position
$406K
+66%
10.6%/yr
Year 10
Capital Value
$363K
+48%
Rental Income
+$233K
Total Position
$596K
+143%
9.3%/yr
Year 20
Capital Value
$537K
+119%
Rental Income
+$546K
Total Position
$1.1M
+342%
7.7%/yr
Year 30
Capital Value
$795K
+224%
Rental Income
+$967K
Total Position
$1.8M
+619%
6.8%/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
8.3% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$241 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

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $241 — 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 45% — 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.
7.4%
$1,631/mo
40% occ.
9.9%
$2,188/mo
45% occ.
11.2%
$2,493/mo
current
55% occ.
13.7%
$3,050/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.