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Detached house in N125 Nn, Bairro Novo - Azinhaga da Patinha, Quelfes
Grade C+villabudget

Detached house in N125 Nn, Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€850,000

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €33,409/yr
Average Daily Rate: €170
-41.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Has countryside (+10%), Budget finish (-12%)
Payback Period: 85.5 years
5-yr Capital Value: €985,383
10-yr Capital Value: €1.1M
Brixfox Score: 45.1 / 100
Comparable Properties: 6
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€1.6M

+88.5% over asking

Asking price€850,000
IMT — Property transfer tax (investment schedule)€51,000
IS — Stamp duty (0.8%)€6,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,750
Total acquisition costs€71,800
Renovation (est. €900/m² × 728 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€655,200
(€509,600–€800,800)
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)€1.6M

Gross yield (asking price)

3.9%

True gross yield (all-in)

2.1%

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: 728 m²
Style: dated
Condition: needs-renovation
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
4.68
Visual Appeal
3.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.39
Payback Speed
0
STR Suitability
4

Description

Located at the eastern entrance of Olhão, with direct frontage onto the EN125 national road and approximately 50 metres of road exposure, this flat plot of 5,423 sqm includes three existing residential buildings, with around 225 sqm of built area, or approximately 728 sqm when outdoor areas are included. The property a

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 1
Idealista.pt

Detached house in N125 Nn, Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve · Ref BF-90722 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$923,913
Ownership
Freehold
Bedrooms
4
Built area
728 m²
True net yield
1.2%
≈ $2,251/mo net after costs & tax
5-yr total return (net + appreciation)
6.2% / yr avg
Payback in ~86 yrs from rent
Brixfox Score 45 · C+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Property details

Condition: needs-renovation
View: countryside

Description

Located at the eastern entrance of Olhão, with direct frontage onto the EN125 national road and approximately 50 metres of road exposure, this flat plot of 5,423 sqm includes three existing residential buildings, with around 225 sqm of built area, or approximately 728 sqm when outdoor areas are included. The property a

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$237/night
50% ($109)Brixfox estimate($237/night)200% ($437)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$22,505
Likely range $13,503 – $31,508
Airbnb data$237/night · 54% occupancy
Rental income
$237/night · 54% occ.
$43,279
Running costs (20%)
Utilities, cleaning, maintenance
-$8,656
Income tax (10%)
Indonesian rental income tax
-$12,118
Property tax
Annual property tax
-$0
Net income
2.4% ROI
$22,505

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.2%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
2.6%
2.2%
Fully-managed
1.5%
1.2%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

4.2%

Annual Revenue

$43,279

Income Tax / yr

$3,787

Payback

86 yrs

True All-In Cost
Asking price$923,913
IMT — transfer tax (non-resident 7.5%)$69,293
Stamp duty (0.8%)$7,391
Notary + registry$2,174
Legal$11,364
Furnishing + STR launch$27,174
All-in cost$1,041,310

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$4.3M$3.2M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $850K
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 28: 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
$1.0M
+22%
Rental Income
+$110K
Total Position
$1.1M
+35%
6.1%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$237K
Total Position
$1.5M
+76%
5.8%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$556K
Total Position
$2.4M
+185%
5.4%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$985K
Total Position
$3.7M
+340%
5.1%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$218 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

Premium nightly rate of $218 — 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 2.4% 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

34% occ.
2.2%
$1,716/mo
44% occ.
2.9%
$2,221/mo
54% occ.
3.5%
$2,727/mo
current
64% occ.
4.2%
$3,232/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. Market factors in Portugal may impact actual yields.