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Detached house in N398, 4, Centro, Quelfes
Detached house in N398, 4, Centro, Quelfes — image 2Detached house in N398, 4, Centro, Quelfes — image 3Detached house in N398, 4, Centro, Quelfes — image 4Detached house in N398, 4, Centro, Quelfes — image 5
Grade Bvillabudget

Detached house in N398, 4, Centro, Quelfes

Olhão · Eastern Algarve ·

€780,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

55%

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: €54,205/yr
Average Daily Rate: €272
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 32.9 years
5-yr Capital Value: €904,234
10-yr Capital Value: €1.0M
Brixfox Score: 63.9 / 100
Comparable Properties: 10
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€964,290

+23.6% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation (est. €350/m² × 265 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€92,750
(€66,250–€119,250)
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)€964,290

Gross yield (asking price)

7.0%

True gross yield (all-in)

5.6%

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: 1
Building: 265 m²
Land: 9000 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1994
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

red-tiled-roofsmulti-level-structurelarge-chimney

Score Breakdown

ROI
11.64
Visual Appeal
7.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.46
Payback Speed
2
STR Suitability
4

Description

Property located in Quelfes, 15 minutes from the city of Olhão, with ERÁS WARRANTY. Set in a 9000m2 plot and comprising several urban items, this property offers: Habitable house, spread over 2 floors. On the ground floor there is a lounge of around 35m2, a kitchen, 2 bedrooms, a bathroom with bath and a utility room.

Location

📍 37.0584°N, 7.8207°W

· Olhão, Algarve, Portugal

Visit ERA Olhão →Listed via Idealista.pt
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Detached house in N398, 4, Centro, Quelfes

Olhão · Eastern Algarve · Ref BF-13184 Source verified · ERA Olhão · listed 3 Jun 2026
Asking price · Freehold
$847,826
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
1
Built area
265 m²
Land
9000 m²
True net yield
3.0%
≈ $4,364/mo net after costs & tax
5-yr total return (net + appreciation)
8.1% / yr avg
Payback in ~33 yrs from rent
Brixfox Score 64 · 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: 1994
Energy: E
Condition: fair

Description

Property located in Quelfes, 15 minutes from the city of Olhão, with ERÁS WARRANTY. Set in a 9000m2 plot and comprising several urban items, this property offers: Habitable house, spread over 2 floors. On the ground floor there is a lounge of around 35m2, a kitchen, 2 bedrooms, a bathroom with bath and a utility room.

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)
$382/night
50% ($176)Brixfox estimate($382/night)200% ($703)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$36,689
Likely range $22,013 – $51,364
Airbnb data$382/night · 55% occupancy
Rental income
$382/night · 55% occ.
$70,555
Running costs (20%)
Utilities, cleaning, maintenance
-$14,111
Income tax (10%)
Indonesian rental income tax
-$19,756
Property tax
Annual property tax
-$0
Net income
4.3% ROI
$36,689

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.5%
4.8%
Fully-managed
3.7%
3.0%
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

7.4%

Annual Revenue

$70,555

Income Tax / yr

$6,174

Payback

33 yrs

True All-In Cost
Asking price$847,826
IMT — transfer tax (non-resident 7.5%)$63,587
Stamp duty (0.8%)$6,783
Notary + registry$2,174
Legal$10,428
Furnishing + STR launch$27,174
All-in cost$957,972

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $780K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$949K
+22%
Rental Income
+$179K
Total Position
$1.1M
+45%
7.7%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$387K
Total Position
$1.5M
+98%
7.0%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$907K
Total Position
$2.6M
+235%
6.2%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$1.6M
Total Position
$4.1M
+430%
5.7%/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
Average
4.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$352 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
9000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $352 — positioned in the top tier
Generous 9000 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 4.3% 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

35% occ.
4.0%
$2,817/mo
45% occ.
5.1%
$3,631/mo
55% occ.
6.3%
$4,445/mo
current
65% occ.
7.4%
$5,259/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.