House in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes
House in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 2House in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 3House in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 4House in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes — image 5
Grade Bvilla

House in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Olhão · Eastern Algarve ·

€900,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €36,750/yr
Average Daily Rate: €211
Payback Period: 30.6 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 56.8 / 100
Comparable Properties: 12
Data Confidence: 59%
Search Radius: 4 km

True Investment Cost

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

€1.1M

+18.5% over asking

Asking price€900,000
IMT — Property transfer tax (investment schedule)€54,000
IS — Stamp duty (0.8%)€7,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,500
Total acquisition costs€75,950
Renovation (est. €200/m² × 263 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€52,600
(€26,300–€78,900)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.4%

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
Bathrooms: 3
Building: 263 m²
Year Built: 2009

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.64
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.78
Payback Speed
0
STR Suitability
3

Description

Modern, unique property located rurally near Olhao, close to Faro • Living space – 263m2 • Plot area – 640m2 • 4-bedroom villa • Licensed outdoor pool • On 2 floors This flawlessly designed house over 2 floors, built in 2009, impresses with its structural design featuring clean lines. The large sliding doors provide

Location

📍 37.0620°N, 7.8351°W

· Olhão, Algarve, Portugal

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

House in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

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

Grade B investment — short-term rental yields 2.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$169K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$2,156/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
37.8 yr
Rental only

Property details

Year built: 2009

Description

Modern, unique property located rurally near Olhao, close to Faro • Living space – 263m2 • Plot area – 640m2 • 4-bedroom villa • Licensed outdoor pool • On 2 floors This flawlessly designed house over 2 floors, built in 2009, impresses with its structural design featuring clean lines. The large sliding doors provide

Income Breakdown

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Nightly Rate (ADR)
$304/night
50% ($140)Brixfox estimate($304/night)200% ($559)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$25,873
Airbnb data$304/night · 48% occupancy
Rental income
$304/night · 48% occ.
$53,048
Running costs (20%)
Utilities, cleaning, maintenance
-$10,610
Income tax (10%)
Indonesian rental income tax
-$14,853
Property tax
Annual property tax
-$1,712
Net income
2.6% ROI
$25,873

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$978,261
IMT (transfer tax, investment schedule)$58,696
Imposto de Selo (stamp duty)$7,826
Notary & registration$1,359
Legal / due diligence$14,674
Total acquisition costs$82,554
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$57,174
($28,587–$85,761)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,156,630

Gross yield (asking)

5.4%

True gross yield (all-in)

4.6%

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.

$4.7M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $900K
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$126K
Total Position
$1.2M
+36%
6.3%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$273K
Total Position
$1.6M
+78%
6.0%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$640K
Total Position
$2.6M
+190%
5.5%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.1M
Total Position
$4.1M
+350%
5.1%/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
Weak
2.6% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$280 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 $280 — 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 2.6% is below 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

30% occ.
2.2%
$1,799/mo
40% occ.
3.0%
$2,446/mo
48% occ.
3.6%
$2,952/mo
current
58% occ.
4.4%
$3,599/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.