Semi-detached house in Bairro Novo - Azinhaga da Patinha, Quelfes
Semi-detached house in Bairro Novo - Azinhaga da Patinha, Quelfes — image 2Semi-detached house in Bairro Novo - Azinhaga da Patinha, Quelfes — image 3Semi-detached house in Bairro Novo - Azinhaga da Patinha, Quelfes — image 4Semi-detached house in Bairro Novo - Azinhaga da Patinha, Quelfes — image 5
Grade Bvilla

Semi-detached house in Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€435,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €30,209/yr
Average Daily Rate: €157
Payback Period: 17.8 years
5-yr Capital Value: €571,584
10-yr Capital Value: €695,419
Brixfox Score: 63 / 100
Comparable Properties: 32
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€524,535

+20.6% over asking

Asking price€435,000
IMT — Property transfer tax (investment schedule)€22,630
IS — Stamp duty (0.8%)€3,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,525
Total acquisition costs€33,885
Renovation (est. €200/m² × 144 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€28,800
(€14,400–€43,200)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€524,535

Gross yield (asking price)

6.9%

True gross yield (all-in)

5.8%

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: 2
Bathrooms: 2
Building: 144 m²
Year Built: 2024

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
16.44
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.88
Rental Demand
5.28
Payback Speed
2
STR Suitability
3

Description

Semi-New Villa with Character and Great Investment Potential Built from scratch in 2024, this villa features: - 2 bedrooms (one en-suite) - 2 bathrooms with walk-in showers Walk-in closet in one bedroom and a spacious built-in wardrobe in the other -Double-glazed windows with thermal insulation -Electric shutters -Ext

Location

📍 37.0397°N, 7.8309°W

· Olhão, Algarve, Portugal

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

Semi-detached house in Bairro Novo - Azinhaga da Patinha, Quelfes

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

Grade B investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$82K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$1,846/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.3 yr
Rental only

Property details

Year built: 2024

Description

Semi-New Villa with Character and Great Investment Potential Built from scratch in 2024, this villa features: - 2 bedrooms (one en-suite) - 2 bathrooms with walk-in showers Walk-in closet in one bedroom and a spacious built-in wardrobe in the other -Double-glazed windows with thermal insulation -Electric shutters -Ext

Income Breakdown

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Nightly Rate (ADR)
$229/night
50% ($106)Brixfox estimate($229/night)200% ($422)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$22,147
Airbnb data$229/night · 53% occupancy
Rental income
$229/night · 53% occ.
$44,182
Running costs (20%)
Utilities, cleaning, maintenance
-$8,836
Income tax (10%)
Indonesian rental income tax
-$12,371
Property tax
Annual property tax
-$827
Net income
4.7% ROI
$22,147

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$472,826
IMT (transfer tax, investment schedule)$24,598
Imposto de Selo (stamp duty)$3,783
Notary & registration$1,359
Legal / due diligence$7,092
Total acquisition costs$36,832
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$31,304
($15,652–$46,957)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$567,973

Gross yield (asking)

9.3%

True gross yield (all-in)

7.8%

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.

$2.7M$2.1M$1.4M$684K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $435K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$529K
+22%
Rental Income
+$108K
Total Position
$637K
+47%
7.9%/yr
Year 10
Capital Value
$644K
+48%
Rental Income
+$234K
Total Position
$877K
+102%
7.3%/yr
Year 20
Capital Value
$953K
+119%
Rental Income
+$547K
Total Position
$1.5M
+245%
6.4%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$969K
Total Position
$2.4M
+447%
5.8%/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
Average
4.7% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$211 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $211 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
3.9%
$1,531/mo
43% occ.
5.1%
$2,020/mo
53% occ.
6.4%
$2,508/mo
current
63% occ.
7.6%
$2,997/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.