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Detached house, N516-3, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes
Grade C+villabudget

Detached house, N516-3, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Olhão · Eastern Algarve ·

€385,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

50%

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: €28,664/yr
Average Daily Rate: €156
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 40.0 years
5-yr Capital Value: €446,321
10-yr Capital Value: €517,408
Brixfox Score: 54 / 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.

€521,185

+35.4% over asking

Asking price€385,000
IMT — Property transfer tax (investment schedule)€18,630
IS — Stamp duty (0.8%)€3,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,775
Total acquisition costs€28,735
Renovation (est. €350/m² × 234 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€81,900
(€58,500–€105,300)
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)€521,185

Gross yield (asking price)

7.5%

True gross yield (all-in)

5.5%

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
Building: 234 m²
Style: dated
Condition: fair

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

red diamond facade accents

Score Breakdown

ROI
9.75
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.04
Payback Speed
1
STR Suitability
4

Description

House T4 for sale.

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Visit RE/MAX MERCADO →Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 1
RE/MAX MERCADO

Detached house, N516-3, Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Olhão · Eastern Algarve · Ref BF-13548 Source verified · RE/MAX MERCADO · listed 16 Apr 2026
Asking price · Freehold
$418,478
View original listing
Ownership
Freehold
Bedrooms
4
Built area
234 m²
True net yield
2.5%
≈ $2,099/mo net after costs & tax
5-yr total return (net + appreciation)
8.4% / yr avg
Payback in ~40 yrs from rent
Brixfox Score 54 · 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

Finding Airbnb comps...

Property details

Condition: fair

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)
$219/night
50% ($101)Brixfox estimate($219/night)200% ($403)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$19,412
Likely range $11,648 – $27,177
Airbnb data$219/night · 50% occupancy
Rental income
$219/night · 50% occ.
$37,332
Running costs (20%)
Utilities, cleaning, maintenance
-$7,466
Income tax (10%)
Indonesian rental income tax
-$10,453
Property tax
Annual property tax
-$0
Net income
4.6% ROI
$19,412

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.2%
4.5%
Fully-managed
3.2%
2.5%
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

7.7%

Annual Revenue

$37,332

Income Tax / yr

$3,266

Payback

40 yrs

True All-In Cost
Asking price$418,478
IMT — transfer tax (non-resident 7.5%)$31,386
Stamp duty (0.8%)$3,348
Notary + registry$2,174
Legal$5,148
Furnishing + STR launch$27,174
All-in cost$487,708

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.4M$1.8M$1.2M$603K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $385K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$468K
+22%
Rental Income
+$95K
Total Position
$563K
+46%
7.9%/yr
Year 10
Capital Value
$570K
+48%
Rental Income
+$205K
Total Position
$775K
+101%
7.2%/yr
Year 20
Capital Value
$844K
+119%
Rental Income
+$480K
Total Position
$1.3M
+244%
6.4%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$850K
Total Position
$2.1M
+445%
5.8%/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

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
4.6% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$202 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $202 — 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 4.6% 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

30% occ.
4.1%
$1,419/mo
40% occ.
5.4%
$1,885/mo
50% occ.
6.7%
$2,352/mo
current
60% occ.
8.1%
$2,818/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.