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Detached house, Ilha da Armona, 354, Quinta das Âncoras - Pinheiros de Marim, Quelfes
Grade Bvillabudget

Detached house, Ilha da Armona, 354, Quinta das Âncoras - Pinheiros de Marim, Quelfes

Olhão · Eastern Algarve ·

€275,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.3%

True Gross Yield

49%

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: €29,798/yr
Average Daily Rate: €167
-41.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 25.6 years
5-yr Capital Value: €318,800
10-yr Capital Value: €369,577
Brixfox Score: 55.5 / 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.

€408,372

+48.5% over asking

Asking price€275,000
IMT — Property transfer tax (investment schedule)€10,247
IS — Stamp duty (0.8%)€2,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,125
Total acquisition costs€17,822
Renovation (est. €900/m² × 100 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€90,000
(€70,000–€110,000)
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)€408,372

Gross yield (asking price)

10.8%

True gross yield (all-in)

7.3%

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: 100 m²
Style: dated
Condition: needs-renovation
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.65
Visual Appeal
4.6
Ownership Security
13
Location
8.4
Land & Space
4
Rental Demand
4.88
Payback Speed
2
STR Suitability
4

Description

Beach house on the Armona Island in the coast area. For more information contact us.

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 1
Idealista.pt

Detached house, Ilha da Armona, 354, Quinta das Âncoras - Pinheiros de Marim, Quelfes

Olhão · Eastern Algarve · Ref BF-13561 Source verified · Idealista.pt · listed 16 Apr 2026
Asking price · Freehold
$298,913
Ownership
Freehold
Bedrooms
4
Built area
100 m²
True net yield
3.9%
≈ $2,281/mo net after costs & tax
5-yr total return (net + appreciation)
10.5% / yr avg
Payback in ~26 yrs from rent
Brixfox Score 56 · 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

Condition: needs-renovation

Description

Beach house on the Armona Island in the coast area. For more information contact us.

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)
$235/night
50% ($108)Brixfox estimate($235/night)200% ($433)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Indicative
Yearly income
$20,180
Likely range $12,108 – $28,252
Airbnb data$235/night · 49% occupancy
Rental income
$235/night · 49% occ.
$38,808
Running costs (20%)
Utilities, cleaning, maintenance
-$7,762
Income tax (10%)
Indonesian rental income tax
-$10,866
Property tax
Annual property tax
-$0
Net income
6.8% ROI
$20,180

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.7%
6.7%
Fully-managed
4.8%
3.9%
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

10.9%

Annual Revenue

$38,808

Income Tax / yr

$3,396

Payback

26 yrs

True All-In Cost
Asking price$298,913
IMT — transfer tax (non-resident 7.5%)$22,418
Stamp duty (0.8%)$2,391
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$357,082

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.0M$1.5M$1.0M$510K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $275K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$335K
+22%
Rental Income
+$99K
Total Position
$433K
+58%
9.5%/yr
Year 10
Capital Value
$407K
+48%
Rental Income
+$213K
Total Position
$620K
+125%
8.5%/yr
Year 20
Capital Value
$603K
+119%
Rental Income
+$499K
Total Position
$1.1M
+301%
7.2%/yr
Year 30
Capital Value
$892K
+224%
Rental Income
+$883K
Total Position
$1.8M
+546%
6.4%/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

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
Good
6.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$216 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $216 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.0%
$1,502/mo
40% occ.
8.0%
$2,002/mo
49% occ.
9.8%
$2,445/mo
current
59% occ.
11.8%
$2,945/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.