Detached house, Ilha da Armona, 354, Quinta das Âncoras - Pinheiros de Marim, Quelfes
Grade B+villabudget

Detached house, Ilha da Armona, 354, Quinta das Âncoras - Pinheiros de Marim, Quelfes

Olhão · Eastern Algarve ·

€275,000

Asking Price (EUR)

9.3%

True Net Yield (Owner, all-in)

6.5%

True Net Yield (Managed, all-in)

14.4%

True Gross Yield

61%

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: €58,720/yr
Average Daily Rate: €265
Payback Period: 5.7 years
5-yr Capital Value: €361,346
10-yr Capital Value: €439,633
Brixfox Score: 74.5 / 100
Comparable Properties: 15
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€408,372

+48.5% over asking

Asking price€275,000
IMT — Property transfer tax (investment schedule)€10,247
IS — Stamp duty (0.8%)€2,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,125
Total acquisition costs€17,822
Renovation (est. €900/m² × 100 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€90,000
(€70,000–€110,000)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€408,372

Gross yield (asking price)

21.4%

True gross yield (all-in)

14.4%

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
Building: 100 m²
Style: dated
Condition: needs-renovation
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4
Rental Demand
6.08
Payback Speed
5
STR Suitability
3

Description

Beach house on the Armona Island in the coast area. For more information contact us.

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house, Ilha da Armona, 354, Quinta das Âncoras - Pinheiros de Marim, Quelfes

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
100 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 14.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+18.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$52K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.9%
$3,705/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.7 yr
Rental only

Property details

Condition: needs-renovation

Description

Beach house on the Armona Island in the coast area. For more information contact us.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$390/night
50% ($179)Brixfox estimate($390/night)200% ($717)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$44,455
Airbnb data$390/night · 61% occupancy
Rental income
$390/night · 61% occ.
$86,497
Running costs (20%)
Utilities, cleaning, maintenance
-$17,299
Income tax (10%)
Indonesian rental income tax
-$24,219
Property tax
Annual property tax
-$523
Net income
14.9% ROI
$44,455

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$298,913
IMT (transfer tax, investment schedule)$11,138
Imposto de Selo (stamp duty)$2,391
Notary & registration$1,359
Legal / due diligence$4,484
Total acquisition costs$19,372
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$97,826
($76,087–$119,565)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$441,709

Gross yield (asking)

28.9%

True gross yield (all-in)

19.6%

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.

$3.3M$2.4M$1.6M$816K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $275K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$335K
+22%
Rental Income
+$217K
Total Position
$552K
+101%
14.9%/yr
Year 10
Capital Value
$407K
+48%
Rental Income
+$469K
Total Position
$876K
+219%
12.3%/yr
Year 20
Capital Value
$603K
+119%
Rental Income
+$1.1M
Total Position
$1.7M
+519%
9.5%/yr
Year 30
Capital Value
$892K
+224%
Rental Income
+$1.9M
Total Position
$2.8M
+932%
8.1%/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
14.9% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$359 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.9% — outperforms most villas in this market
Premium nightly rate of $359 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

41% occ.
13.4%
$3,342/mo
51% occ.
16.7%
$4,172/mo
61% occ.
20.1%
$5,002/mo
current
71% occ.
23.4%
$5,832/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.