Quinta in Caminho da Boavista, Nn, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes
Quinta in Caminho da Boavista, Nn, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 2Quinta in Caminho da Boavista, Nn, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 3Quinta in Caminho da Boavista, Nn, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 4Quinta in Caminho da Boavista, Nn, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 5
Grade B+villamid-range

Quinta in Caminho da Boavista, Nn, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Olhão · Eastern Algarve ·

€1.3M

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

66%

Occupancy

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.

Projected Gross Revenue: €70,666/yr
Average Daily Rate: €294
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 22.4 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 70.8 / 100
Comparable Properties: 20
Data Confidence: 76%
Search Radius: 6 km

True Investment Cost

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

€1.4M

+13.3% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€95,250
IS — Stamp duty (0.8%)€10,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,050
Total acquisition costs€125,710
Renovation (est. €55/m² × 159 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,745
(€4,770–€12,720)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.9%

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: 4
Building: 159 m²
Land: 3120 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tilesfreeform swimming poolstone paved patio

Score Breakdown

ROI
14.64
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.58
Payback Speed
1
STR Suitability
3

Description

Located in the peaceful and picturesque Sítio da Boa Vista, in Quelfes, Olhão, this unique property offers the perfect combination of tranquility, contact with nature, and proximity to the Ria Formosa and Algarve beaches. With a total area of 3.120 m², the property has two plots, presenting exceptional potential for a

Location

📍 37.0707°N, 7.8240°W

· Olhão, Algarve, Portugal

View on KW SOL | Talentos de Andrómeda - Mediação Imobiliária, Lda →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Quinta in Caminho da Boavista, Nn, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
159 m²
Land Plot
3120 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.7% 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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$238K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$4,226/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
27.2 yr
Rental only

Property details

Energy: B-
Condition: good

Description

Located in the peaceful and picturesque Sítio da Boa Vista, in Quelfes, Olhão, this unique property offers the perfect combination of tranquility, contact with nature, and proximity to the Ria Formosa and Algarve beaches. With a total area of 3.120 m², the property has two plots, presenting exceptional potential for a

Income Breakdown

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Nightly Rate (ADR)
$426/night
50% ($196)Brixfox estimate($426/night)200% ($783)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$50,714
Airbnb data$426/night · 66% occupancy
Rental income
$426/night · 66% occ.
$102,173
Running costs (20%)
Utilities, cleaning, maintenance
-$20,435
Income tax (10%)
Indonesian rental income tax
-$28,608
Property tax
Annual property tax
-$2,416
Net income
3.7% ROI
$50,714

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$1,380,435
IMT (transfer tax, investment schedule)$103,533
Imposto de Selo (stamp duty)$11,043
Notary & registration$1,359
Legal / due diligence$20,707
Total acquisition costs$136,641
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,505
($5,185–$13,826)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,562,125

Gross yield (asking)

7.4%

True gross yield (all-in)

6.5%

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.

$7.3M$5.5M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$248K
Total Position
$1.8M
+41%
7.1%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$535K
Total Position
$2.4M
+90%
6.6%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$1.3M
Total Position
$4.0M
+218%
6.0%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$2.2M
Total Position
$6.3M
+399%
5.5%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$392 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
3120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $392 — positioned in the top tier
Generous 3120 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 3.7% is near the market average — model your cashflow carefully

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

46% occ.
3.4%
$3,947/mo
56% occ.
4.2%
$4,853/mo
66% occ.
5.0%
$5,759/mo
current
76% occ.
5.8%
$6,665/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.