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Detached house in Caminho Areias, Centro, Quelfes
Detached house in Caminho Areias, Centro, Quelfes — image 2Detached house in Caminho Areias, Centro, Quelfes — image 3Detached house in Caminho Areias, Centro, Quelfes — image 4Detached house in Caminho Areias, Centro, Quelfes — image 5
Grade Bvillamid-range

Detached house in Caminho Areias, Centro, Quelfes

Olhão · Eastern Algarve ·

€750,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €39,465/yr
Average Daily Rate: €206
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 51.7 years
5-yr Capital Value: €869,456
10-yr Capital Value: €1.0M
Brixfox Score: 60.2 / 100
Comparable Properties: 13
Data Confidence: 72%
Search Radius: 3 km

True Investment Cost

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

€870,850

+16.1% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation (est. €55/m² × 360 m²)
Light touch-ups — paint, fixtures, deep clean.		€19,800
(€10,800–€28,800)
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)€870,850

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.5%

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: 4
Building: 360 m²
Land: 8000 m²
Style: portuguese-traditional
Condition: good
Year Built: 1991
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

white washed exteriortraditional shutters

Score Breakdown

ROI
7.72
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.25
Payback Speed
0
STR Suitability
4

Description

Do you want tranquility, contact with nature, green areas, privacy, space and comfort? Then this villa is perfect for you! Algarvian style property, typical Portuguese house with a lot of style, tastefully decorated, general refurbishment with great quality both in construction and in the choice of materials used, ref

Location

📍 37.0459°N, 7.8245°W

· Olhão, Algarve, Portugal

Listed by Arcada Vilamoura via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
4-bedroom freehold villa in Olhão — photo 2 of 5
4-bedroom freehold villa in Olhão — photo 3 of 5
4-bedroom freehold villa in Olhão — photo 4 of 5
4-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Caminho Areias, Centro, Quelfes

Olhão · Eastern Algarve · Ref BF-13075 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$815,217
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
360 m²
Land
8000 m²
True net yield
1.9%
≈ $2,930/mo net after costs & tax
5-yr total return (net + appreciation)
7.0% / yr avg
Payback in ~52 yrs from rent
Brixfox Score 60 · B

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

Finding Airbnb comps...

Property details

Year built: 1991
Energy: D
Condition: good

Description

Do you want tranquility, contact with nature, green areas, privacy, space and comfort? Then this villa is perfect for you! Algarvian style property, typical Portuguese house with a lot of style, tastefully decorated, general refurbishment with great quality both in construction and in the choice of materials used, ref

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)
$289/night
50% ($133)Brixfox estimate($289/night)200% ($532)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$26,721
Likely range $16,033 – $37,409
Airbnb data$289/night · 53% occupancy
Rental income
$289/night · 53% occ.
$51,386
Running costs (20%)
Utilities, cleaning, maintenance
-$10,277
Income tax (10%)
Indonesian rental income tax
-$14,388
Property tax
Annual property tax
-$0
Net income
3.3% ROI
$26,721

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.8%
3.3%
Fully-managed
2.4%
1.9%
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

5.6%

Annual Revenue

$51,386

Income Tax / yr

$4,497

Payback

52 yrs

True All-In Cost
Asking price$815,217
IMT — transfer tax (non-resident 7.5%)$61,141
Stamp duty (0.8%)$6,522
Notary + registry$2,174
Legal$10,027
Furnishing + STR launch$27,174
All-in cost$922,255

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$912K
+22%
Rental Income
+$131K
Total Position
$1.0M
+39%
6.8%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$282K
Total Position
$1.4M
+86%
6.4%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$661K
Total Position
$2.3M
+207%
5.8%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.2M
Total Position
$3.6M
+380%
5.4%/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

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.3% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$266 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
8000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $266 — positioned in the top tier
Generous 8000 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.3% 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.
3.0%
$2,005/mo
43% occ.
3.9%
$2,621/mo
53% occ.
4.8%
$3,237/mo
current
63% occ.
5.7%
$3,853/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.