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 Aapartmentmid-range

T3 flat in Centro, Quelfes

Olhão · Eastern Algarve ·

€404,750

Asking Price (EUR)

8.4%

True Net Yield (Owner, all-in)

5.8%

True Net Yield (Managed, all-in)

12.9%

True Gross Yield

60%

Occupancy

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.

Projected Gross Revenue: €60,129/yr
Average Daily Rate: €275
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 8.3 years
5-yr Capital Value: €531,835
10-yr Capital Value: €647,059
Brixfox Score: 77 / 100
Comparable Properties: 10
Data Confidence: 68%
Search Radius: 4 km

True Investment Cost

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

€465,719

+15.1% over asking

Asking price€404,750
IMT — Property transfer tax (investment schedule)€20,210
IS — Stamp duty (0.8%)€3,238
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,071
Total acquisition costs€30,769
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)€465,719

Gross yield (asking price)

14.9%

True gross yield (all-in)

12.9%

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: 1
Building: 129 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glossy white cabinetryblack granite countertopsintegrated appliances

Score Breakdown

ROI
25
Visual Appeal
13
Ownership Security
13
Location
8.4
Land & Space
4.58
Rental Demand
6
Payback Speed
4
STR Suitability
3

Description

3-Bedroom Apartment with Garage and Storage Room Comfort Just Two Minutes from the City Center Discover this elegant 3-bedroom apartment, located in a condominium with modern and refined architecture. With spacious areas and a smart layout, this property has been designed to offer maximum comfort, functionality, and a

Location

📍 37.0595°N, 7.8219°W

· Olhão, Algarve, Portugal

View on Top Housers Real Estate Solutions →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T3 flat in Centro, Quelfes

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

Grade A investment — short-term rental yields 10.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+14.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$76K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.3%
$3,771/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.7 yr
Rental only

Property details

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

Description

3-Bedroom Apartment with Garage and Storage Room Comfort Just Two Minutes from the City Center Discover this elegant 3-bedroom apartment, located in a condominium with modern and refined architecture. With spacious areas and a smart layout, this property has been designed to offer maximum comfort, functionality, and a

Income Breakdown

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Nightly Rate (ADR)
$404/night
50% ($186)Brixfox estimate($404/night)200% ($744)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$45,257
Airbnb data$404/night · 60% occupancy
Rental income
$404/night · 60% occ.
$88,513
Running costs (20%)
Utilities, cleaning, maintenance
-$17,703
Income tax (10%)
Indonesian rental income tax
-$24,784
Property tax
Annual property tax
-$770
Net income
10.3% ROI
$45,257

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$439,946
IMT (transfer tax, investment schedule)$21,967
Imposto de Selo (stamp duty)$3,520
Notary & registration$1,359
Legal / due diligence$6,599
Total acquisition costs$33,445
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$506,216

Gross yield (asking)

20.1%

True gross yield (all-in)

17.5%

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.

$3.8M$2.8M$1.9M$947K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $405K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$492K
+22%
Rental Income
+$221K
Total Position
$713K
+76%
12.0%/yr
Year 10
Capital Value
$599K
+48%
Rental Income
+$477K
Total Position
$1.1M
+166%
10.3%/yr
Year 20
Capital Value
$887K
+119%
Rental Income
+$1.1M
Total Position
$2.0M
+396%
8.3%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$2.0M
Total Position
$3.3M
+714%
7.2%/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
10.3% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$372 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.3% — outperforms most villas in this market
Premium nightly rate of $372 — 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 60% — 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

40% occ.
9.2%
$3,377/mo
50% occ.
11.6%
$4,238/mo
60% occ.
13.9%
$5,099/mo
current
70% occ.
16.3%
$5,961/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.