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Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes
Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes — image 2Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes — image 3Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes — image 4Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes — image 5
Grade Bvillaluxury

Detached house in Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€931,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

5.7%

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: €60,573/yr
Average Daily Rate: €315
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 34.5 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 64.9 / 100
Comparable Properties: 23
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+14.8% over asking

Asking price€931,000
IMT — Property transfer tax (investment schedule)€55,860
IS — Stamp duty (0.8%)€7,448
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,965
Total acquisition costs€78,523
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.7%

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: 257 m²
Land: 400 m²
Style: modern
Condition: excellent
Year Built: 2013
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large glass windowsstone facade accentwooden gate and garage doorsglass balconies

Score Breakdown

ROI
11.15
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
8.48
Rental Demand
5.27
Payback Speed
1
STR Suitability
4

Description

Modern 4-Bedroom Villa - Olhão, Algarve, Portugal Discover this stunning contemporary villa in Olhão, offering a luxurious, bright living environment perfectly designed for everyday comfort. Every detail has been carefully crafted to combine elegance, modernity and wellbeing. Ground Floor - Fully equipped modern kitc

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed by WILLIAMS Algarve Property 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 Urbanização da Pinheira, Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve · Ref BF-13347 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,011,957
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
257 m²
Land
400 m²
True net yield
2.9%
≈ $4,895/mo net after costs & tax
5-yr total return (net + appreciation)
7.8% / yr avg
Payback in ~35 yrs from rent
Brixfox Score 65 · 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: 2013
Energy: B-
Condition: excellent

Description

Modern 4-Bedroom Villa - Olhão, Algarve, Portugal Discover this stunning contemporary villa in Olhão, offering a luxurious, bright living environment perfectly designed for everyday comfort. Every detail has been carefully crafted to combine elegance, modernity and wellbeing. Ground Floor - Fully equipped modern kitc

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)
$442/night
50% ($203)Brixfox estimate($442/night)200% ($814)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$40,995
Likely range $24,597 – $57,393
Airbnb data$442/night · 53% occupancy
Rental income
$442/night · 53% occ.
$78,837
Running costs (20%)
Utilities, cleaning, maintenance
-$15,767
Income tax (10%)
Indonesian rental income tax
-$22,074
Property tax
Annual property tax
-$0
Net income
4.1% ROI
$40,995

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.2%
4.6%
Fully-managed
3.5%
2.9%
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

6.9%

Annual Revenue

$78,837

Income Tax / yr

$6,898

Payback

35 yrs

True All-In Cost
Asking price$1,011,957
IMT — transfer tax (non-resident 7.5%)$75,897
Stamp duty (0.8%)$8,096
Notary + registry$2,174
Legal$12,447
Furnishing + STR launch$27,174
All-in cost$1,137,743

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$5.5M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $931K
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 19: 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
$1.1M
+22%
Rental Income
+$200K
Total Position
$1.3M
+43%
7.4%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$432K
Total Position
$1.8M
+94%
6.9%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.0M
Total Position
$3.1M
+228%
6.1%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$1.8M
Total Position
$4.8M
+417%
5.6%/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
4.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$407 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $407 — 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 4.1% 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.
3.7%
$3,083/mo
43% occ.
4.8%
$4,025/mo
53% occ.
5.9%
$4,967/mo
current
63% occ.
7.0%
$5,909/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.