T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes
T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes — image 2T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes — image 3T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes — image 4T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes — image 5
apartmentmid-range

T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€401,780

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, low confidence).

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

True Investment Cost

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

€464,943

+15.7% over asking

Asking price€401,780
IMT — Property transfer tax (investment schedule)€19,972
IS — Stamp duty (0.8%)€3,214
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,027
Total acquisition costs€30,463
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€464,943

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: 128 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private balconiescommunal swimming poolartificial grass area

Description

Experience the best of Olhão in this extraordinary 3-bedroom apartment, set in a gated condominium with pool and garden, in the peaceful parish of Quelfes just minutes from the city center and Algarve coast. Located on the 1st floor, this brand-new apartment (built in 2024, usage license July 2024) stands out for its

Location

📍 37.0380°N, 7.8313°W

· Olhão, Algarve, Portugal

View on 2nd Haus Real Estate →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes

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

Grade C — 4%/yr capital appreciation in Olhão.

Go to Source via Idealista.pt

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+3.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$75K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-64/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2024
Energy: B-
Condition: new-build

Description

Experience the best of Olhão in this extraordinary 3-bedroom apartment, set in a gated condominium with pool and garden, in the peaceful parish of Quelfes just minutes from the city center and Algarve coast. Located on the 1st floor, this brand-new apartment (built in 2024, usage license July 2024) stands out for its

Income Breakdown

Short-Term Rental

No STR data available for this property

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$436,717
IMT (transfer tax, investment schedule)$21,709
Imposto de Selo (stamp duty)$3,493
Notary & registration$1,359
Legal / due diligence$6,551
Total acquisition costs$33,112
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$505,373

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.

$1.4M$1.1M$704K$352K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $402K
Capital appreciation
Property value growing at +4%/yr based on Olhão market trends.
Year 5
Capital Value
$489K
+22%
Year 10
Capital Value
$595K
+48%
Year 20
Capital Value
$880K
+119%
Year 30
Capital Value
$1.3M
+224%

Location

Olhão

Eastern Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of -0.2% is below the market average — model your cashflow carefully

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

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.