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+apartmentmid-range

T3 flat in Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€422,560

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €41,509/yr
Average Daily Rate: €207
Payback Period: 12.7 years
5-yr Capital Value: €555,238
10-yr Capital Value: €675,532
Brixfox Score: 69.7 / 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.

€485,363

+14.9% over asking

Asking price€422,560
IMT — Property transfer tax (investment schedule)€21,635
IS — Stamp duty (0.8%)€3,380
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,338
Total acquisition costs€32,603
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)€485,363

Gross yield (asking price)

9.8%

True gross yield (all-in)

8.6%

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: 132 m²
Style: modern
Condition: excellent
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated appliancesglossy white cabinetrydark countertop contrast

Score Breakdown

ROI
19.95
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
4.64
Rental Demand
5.5
Payback Speed
3
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

View on TOP Marques →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
132 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$79K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$2,547/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
15.0 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

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$300/night
50% ($138)Brixfox estimate($300/night)200% ($553)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$30,565
Airbnb data$300/night · 55% occupancy
Rental income
$300/night · 55% occ.
$60,325
Running costs (20%)
Utilities, cleaning, maintenance
-$12,065
Income tax (10%)
Indonesian rental income tax
-$16,891
Property tax
Annual property tax
-$804
Net income
6.7% ROI
$30,565

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$459,304
IMT (transfer tax, investment schedule)$23,516
Imposto de Selo (stamp duty)$3,674
Notary & registration$1,359
Legal / due diligence$6,889
Total acquisition costs$35,438
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$527,568

Gross yield (asking)

13.1%

True gross yield (all-in)

11.4%

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.

$3.1M$2.3M$1.6M$779K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $423K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$514K
+22%
Rental Income
+$149K
Total Position
$663K
+57%
9.4%/yr
Year 10
Capital Value
$625K
+48%
Rental Income
+$322K
Total Position
$948K
+124%
8.4%/yr
Year 20
Capital Value
$926K
+119%
Rental Income
+$756K
Total Position
$1.7M
+298%
7.1%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.3M
Total Position
$2.7M
+541%
6.4%/yr

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
Good
6.7% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$276 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

Premium nightly rate of $276 — 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 55% — 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

35% occ.
5.7%
$2,173/mo
45% occ.
7.3%
$2,813/mo
55% occ.
9.0%
$3,452/mo
current
65% occ.
10.7%
$4,091/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.