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
Grade B+apartmentluxury

T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€440,380

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €45,860/yr
Average Daily Rate: €225
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 11.7 years
5-yr Capital Value: €578,652
10-yr Capital Value: €704,019
Brixfox Score: 72.3 / 100
Comparable Properties: 11
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€523,619

+18.9% over asking

Asking price€440,380
IMT — Property transfer tax (investment schedule)€23,060
IS — Stamp duty (0.8%)€3,523
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,606
Total acquisition costs€34,439
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€523,619

Gross yield (asking price)

10.4%

True gross yield (all-in)

8.8%

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: 137 m²
Style: contemporary
Condition: excellent
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

gold-accented wall artmodern console table with stoolsrecessed lighting

Score Breakdown

ROI
20.94
Visual Appeal
12.6
Ownership Security
13
Location
8.4
Land & Space
4.74
Rental Demand
5.59
Payback Speed
4
STR Suitability
3

Description

3 bedroom apartment under construction, on the 1st floor of a 4-storey building, well located near various services, inserted in a private condominium with garden and swimming pool. Apartment with three bedrooms, two bathrooms, living room, kitchen and two balconies, also has a parking space in the basement. Completion

Location

📍 37.0400°N, 7.8301°W

· Olhão, Algarve, Portugal

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Olhão / Eastern Algarve

T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes

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

Grade B+ investment — short-term rental yields 7.2% net return annually.

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The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$83K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$2,875/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.9 yr
Rental only

Property details

Energy: In process
Condition: excellent

Description

3 bedroom apartment under construction, on the 1st floor of a 4-storey building, well located near various services, inserted in a private condominium with garden and swimming pool. Apartment with three bedrooms, two bathrooms, living room, kitchen and two balconies, also has a parking space in the basement. Completion

Income Breakdown

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Nightly Rate (ADR)
$333/night
50% ($153)Brixfox estimate($333/night)200% ($613)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$34,504
Airbnb data$333/night · 56% occupancy
Rental income
$333/night · 56% occ.
$67,965
Running costs (20%)
Utilities, cleaning, maintenance
-$13,593
Income tax (10%)
Indonesian rental income tax
-$19,030
Property tax
Annual property tax
-$838
Net income
7.2% ROI
$34,504

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$478,674
IMT (transfer tax, investment schedule)$25,065
Imposto de Selo (stamp duty)$3,829
Notary & registration$1,359
Legal / due diligence$7,180
Total acquisition costs$37,434
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$569,151

Gross yield (asking)

14.2%

True gross yield (all-in)

11.9%

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.

$3.4M$2.5M$1.7M$845K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $440K
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 12: 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
$536K
+22%
Rental Income
+$169K
Total Position
$704K
+60%
9.8%/yr
Year 10
Capital Value
$652K
+48%
Rental Income
+$364K
Total Position
$1.0M
+131%
8.7%/yr
Year 20
Capital Value
$965K
+119%
Rental Income
+$853K
Total Position
$1.8M
+313%
7.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.5M
Total Position
$2.9M
+567%
6.5%/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
Good
7.2% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$307 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

Premium nightly rate of $307 — 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 56% — 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

36% occ.
6.2%
$2,476/mo
46% occ.
8.0%
$3,185/mo
56% occ.
9.8%
$3,895/mo
current
66% occ.
11.5%
$4,605/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.