Detached house in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes
Detached house in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 2Detached house in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 3Detached house in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 4Detached house in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 5
Grade B+villabudget

Detached house in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Olhão · Eastern Algarve ·

€280,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

58%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €40,010/yr
Average Daily Rate: €188
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 8.7 years
5-yr Capital Value: €367,916
10-yr Capital Value: €447,626
Brixfox Score: 73.1 / 100
Comparable Properties: 5
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€450,087

+60.7% over asking

Asking price€280,000
IMT — Property transfer tax (investment schedule)€10,597
IS — Stamp duty (0.8%)€2,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,200
Total acquisition costs€18,287
Renovation (est. €900/m² × 144 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€129,600
(€100,800–€158,400)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€450,087

Gross yield (asking price)

14.3%

True gross yield (all-in)

8.9%

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
Building: 144 m²
Land: 880 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1970
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
24.71
Visual Appeal
2.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.84
Payback Speed
4
STR Suitability
3

Description

House T3 for sale.

Location

📍 37.0676°N, 7.8278°W

· Olhão, Algarve, Portugal

View on RE/MAX Select II →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

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

Grade B+ investment — short-term rental yields 9.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+13.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$53K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.7%
$2,462/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
10.3 yr
Rental only

Property details

Year built: 1970
Energy: Exempt
Condition: needs-renovation

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$272/night
50% ($125)Brixfox estimate($272/night)200% ($500)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$29,547
Airbnb data$272/night · 58% occupancy
Rental income
$272/night · 58% occ.
$57,846
Running costs (20%)
Utilities, cleaning, maintenance
-$11,569
Income tax (10%)
Indonesian rental income tax
-$16,197
Property tax
Annual property tax
-$533
Net income
9.7% ROI
$29,547

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$304,348
IMT (transfer tax, investment schedule)$11,518
Imposto de Selo (stamp duty)$2,435
Notary & registration$1,359
Legal / due diligence$4,565
Total acquisition costs$19,877
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$140,870
($109,565–$172,174)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$487,051

Gross yield (asking)

19.0%

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.

$2.5M$1.9M$1.3M$633K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $280K
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 10: 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
$341K
+22%
Rental Income
+$144K
Total Position
$485K
+73%
11.6%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$312K
Total Position
$726K
+159%
10.0%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$730K
Total Position
$1.3M
+380%
8.2%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$1.3M
Total Position
$2.2M
+686%
7.1%/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
9.7% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$250 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
880 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.7% — outperforms most villas in this market
Premium nightly rate of $250 — positioned in the top tier
Generous 880 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — 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

38% occ.
8.6%
$2,174/mo
48% occ.
10.9%
$2,752/mo
58% occ.
13.1%
$3,330/mo
current
68% occ.
15.4%
$3,908/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.