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

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

Olhão · Eastern Algarve ·

€2.5M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

54%

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: €66,976/yr
Average Daily Rate: €338
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 115.2 years
5-yr Capital Value: €2.9M
10-yr Capital Value: €3.4M
Brixfox Score: 60.5 / 100
Comparable Properties: 21
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€2.8M

+12.0% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€187,425
IS — Stamp duty (0.8%)€19,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€37,485
Total acquisition costs€246,152
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

2.7%

True gross yield (all-in)

2.4%

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: 3
Bathrooms: 4
Building: 212 m²
Land: 22730 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled roofsmultiple terraceslush tropical landscapinginfinity-edge pool

Score Breakdown

ROI
3.48
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.43
Payback Speed
0
STR Suitability
4

Description

This splendid villa offers a breathtaking 360-degree panorama of both the serene sea and the surrounding countryside. The property offers a wealth of features that create a true sense of tranquillity, just a short walk from two well-known Portuguese restaurants and a brief drive from the lively town of Olhão.  The vill

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View this property on Quinta Properties Savills →Listed via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 5
Quinta Properties Savills
3-bedroom freehold villa in Olhão — photo 2 of 5
3-bedroom freehold villa in Olhão — photo 3 of 5
3-bedroom freehold villa in Olhão — photo 4 of 5
3-bedroom freehold villa in Olhão — photo 5 of 5

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

Olhão · Eastern Algarve · Ref BF-13357 Source verified · Quinta Properties Savills · listed 2 Jun 2026
Asking price · Freehold
$2,716,304
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
212 m²
Land
22730 m²
True net yield
0.9%
≈ $4,521/mo net after costs & tax
5-yr total return (net + appreciation)
5.4% / yr avg
Payback in ~115 yrs from rent
Brixfox Score 61 · 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

Energy: C
Condition: excellent

Description

This splendid villa offers a breathtaking 360-degree panorama of both the serene sea and the surrounding countryside. The property offers a wealth of features that create a true sense of tranquillity, just a short walk from two well-known Portuguese restaurants and a brief drive from the lively town of Olhão.  The vill

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)
$475/night
50% ($219)Brixfox estimate($475/night)200% ($875)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$45,346
Likely range $27,208 – $63,484
Airbnb data$475/night · 54% occupancy
Rental income
$475/night · 54% occ.
$87,203
Running costs (20%)
Utilities, cleaning, maintenance
-$17,441
Income tax (10%)
Indonesian rental income tax
-$24,417
Property tax
Annual property tax
-$0
Net income
1.7% ROI
$45,346

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.8%
1.6%
Fully-managed
1.1%
0.9%
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

2.9%

Annual Revenue

$87,203

Income Tax / yr

$7,630

Payback

—

True All-In Cost
Asking price$2,716,304
IMT — transfer tax (non-resident 7.5%)$203,723
Stamp duty (0.8%)$21,730
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,984,475

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$11.6M$8.7M$5.8M$2.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.5M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.0M
+22%
Rental Income
+$221K
Total Position
$3.3M
+31%
5.5%/yr
Year 10
Capital Value
$3.7M
+48%
Rental Income
+$478K
Total Position
$4.2M
+67%
5.3%/yr
Year 20
Capital Value
$5.5M
+119%
Rental Income
+$1.1M
Total Position
$6.6M
+164%
5.0%/yr
Year 30
Capital Value
$8.1M
+224%
Rental Income
+$2.0M
Total Position
$10.1M
+304%
4.8%/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
Weak
1.7% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$437 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
22730 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $437 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 22730 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.7% 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.
1.5%
$3,469/mo
44% occ.
2.0%
$4,481/mo
54% occ.
2.4%
$5,494/mo
current
64% occ.
2.9%
$6,506/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.