Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes
Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes — image 2Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes — image 3Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes — image 4Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes — image 5
Grade B+villaluxury

Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€931,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

51%

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: €42,969/yr
Average Daily Rate: €233
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 27.1 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 65 / 100
Comparable Properties: 16
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+14.8% over asking

Asking price€931,000
IMT — Property transfer tax (investment schedule)€55,860
IS — Stamp duty (0.8%)€7,448
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,965
Total acquisition costs€78,523
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

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: 4
Building: 257 m²
Land: 400 m²
Style: modern
Condition: excellent
Year Built: 2013
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large glass windowsstone facade accentwooden gate and garage doorsglass balconies

Score Breakdown

ROI
13.47
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
8.48
Rental Demand
5.05
Payback Speed
0
STR Suitability
3

Description

Modern 4-Bedroom Villa - Olhão, Algarve, Portugal Discover this stunning contemporary villa in Olhão, offering a luxurious, bright living environment perfectly designed for everyday comfort. Every detail has been carefully crafted to combine elegance, modernity and wellbeing. Ground Floor - Fully equipped modern kitc

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on WILLIAMS Algarve Property →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
257 m²
Land Plot
400 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$175K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$2,543/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.2 yr
Rental only

Property details

Year built: 2013
Energy: B-
Condition: excellent

Description

Modern 4-Bedroom Villa - Olhão, Algarve, Portugal Discover this stunning contemporary villa in Olhão, offering a luxurious, bright living environment perfectly designed for everyday comfort. Every detail has been carefully crafted to combine elegance, modernity and wellbeing. Ground Floor - Fully equipped modern kitc

Income Breakdown

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Nightly Rate (ADR)
$337/night
50% ($155)Brixfox estimate($337/night)200% ($619)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$30,511
Airbnb data$337/night · 51% occupancy
Rental income
$337/night · 51% occ.
$62,080
Running costs (20%)
Utilities, cleaning, maintenance
-$12,416
Income tax (10%)
Indonesian rental income tax
-$17,383
Property tax
Annual property tax
-$1,771
Net income
3.0% ROI
$30,511

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$1,011,957
IMT (transfer tax, investment schedule)$60,717
Imposto de Selo (stamp duty)$8,096
Notary & registration$1,359
Legal / due diligence$15,179
Total acquisition costs$85,351
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$1,159,971

Gross yield (asking)

6.1%

True gross yield (all-in)

5.4%

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.

$5.0M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $931K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$149K
Total Position
$1.3M
+38%
6.6%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$322K
Total Position
$1.7M
+83%
6.2%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$754K
Total Position
$2.8M
+200%
5.6%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$1.3M
Total Position
$4.4M
+368%
5.3%/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
Average
3.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$310 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
400 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
Yield of 3.0% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
2.4%
$2,041/mo
41% occ.
3.3%
$2,757/mo
51% occ.
4.1%
$3,474/mo
current
61% occ.
5.0%
$4,191/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.