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Detached house in Ilha da Armona, 485, Centro, Quelfes
Detached house in Ilha da Armona, 485, Centro, Quelfes — image 2Detached house in Ilha da Armona, 485, Centro, Quelfes — image 3Detached house in Ilha da Armona, 485, Centro, Quelfes — image 4Detached house in Ilha da Armona, 485, Centro, Quelfes — image 5
Grade B+villamid-range

Detached house in Ilha da Armona, 485, Centro, Quelfes

Olhão · Eastern Algarve ·

€550,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

7.6%

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: €48,721/yr
Average Daily Rate: €250
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 25.7 years
5-yr Capital Value: €637,601
10-yr Capital Value: €739,154
Brixfox Score: 65.2 / 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.

€638,930

+16.2% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €55/m² × 200 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,000
(€6,000–€16,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€638,930

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.6%

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: 3
Bathrooms: 1
Building: 200 m²
Style: portuguese-traditional
Condition: good
Year Built: 2004
Energy Certificate: Not indicated

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

bougainvilleaoutdoor dining areamature tree for shade

Score Breakdown

ROI
14.62
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.35
Payback Speed
2
STR Suitability
4

Description

House on the island of Armona, located next to the children's park, the restaurant and a mini market. Reason for selling: home owners with little mobility to embark on their career path.

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
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

Detached house in Ilha da Armona, 485, Centro, Quelfes

Olhão · Eastern Algarve · Ref BF-13581 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$597,826
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
200 m²
True net yield
3.9%
≈ $3,970/mo net after costs & tax
5-yr total return (net + appreciation)
9.3% / yr avg
Payback in ~26 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: 2004
Energy: Not indicated
Condition: good

Description

House on the island of Armona, located next to the children's park, the restaurant and a mini market. Reason for selling: home owners with little mobility to embark on their career path.

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)
$351/night
50% ($161)Brixfox estimate($351/night)200% ($646)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$32,975
Likely range $19,785 – $46,165
Airbnb data$351/night · 53% occupancy
Rental income
$351/night · 53% occ.
$63,413
Running costs (20%)
Utilities, cleaning, maintenance
-$12,683
Income tax (10%)
Indonesian rental income tax
-$17,756
Property tax
Annual property tax
-$0
Net income
5.5% ROI
$32,975

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
7.0%
6.2%
Fully-managed
4.7%
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

9.3%

Annual Revenue

$63,413

Income Tax / yr

$5,549

Payback

26 yrs

True All-In Cost
Asking price$597,826
IMT — transfer tax (non-resident 7.5%)$44,837
Stamp duty (0.8%)$4,783
Notary + registry$2,174
Legal$7,353
Furnishing + STR launch$27,174
All-in cost$684,147

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.7M$2.8M$1.9M$928K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 15: 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
$669K
+22%
Rental Income
+$161K
Total Position
$830K
+51%
8.6%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$348K
Total Position
$1.2M
+111%
7.8%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$815K
Total Position
$2.0M
+267%
6.7%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.4M
Total Position
$3.2M
+487%
6.1%/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
5.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$323 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $323 — 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 53% — 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

33% occ.
5.0%
$2,501/mo
43% occ.
6.5%
$3,248/mo
53% occ.
8.0%
$3,995/mo
current
63% occ.
9.5%
$4,742/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.