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Detached house in Bairro Novo - Azinhaga da Patinha, Quelfes
Detached house in Bairro Novo - Azinhaga da Patinha, Quelfes — image 2Detached house in Bairro Novo - Azinhaga da Patinha, Quelfes — image 3Detached house in Bairro Novo - Azinhaga da Patinha, Quelfes — image 4Detached house in Bairro Novo - Azinhaga da Patinha, Quelfes — image 5
Grade Bvillamid-range

Detached house in Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve ·

€435,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

44%

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: €39,611/yr
Average Daily Rate: €245
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has city (+10%)
Payback Period: 26.9 years
5-yr Capital Value: €504,284
10-yr Capital Value: €584,604
Brixfox Score: 64.9 / 100
Comparable Properties: 40
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€498,235

+14.5% over asking

Asking price€435,000
IMT — Property transfer tax (investment schedule)€22,630
IS — Stamp duty (0.8%)€3,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,525
Total acquisition costs€33,885
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€498,235

Gross yield (asking price)

9.1%

True gross yield (all-in)

8.0%

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: 2
Bathrooms: 2
Building: 144 m²
Style: modern
Condition: excellent
Year Built: 2024
Private Pool
city

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop jacuzziopen-plan living/kitchenmodern kitchen with integrated appliances

Score Breakdown

ROI
14.02
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
4.88
Rental Demand
4.43
Payback Speed
2
STR Suitability
4

Description

Semi-New Villa with Character and Great Investment Potential Built from scratch in 2024, this villa features: - 2 bedrooms (one en-suite) - 2 bathrooms with walk-in showers Walk-in closet in one bedroom and a spacious built-in wardrobe in the other -Double-glazed windows with thermal insulation -Electric shutters -Ext

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed by Jennifer Simões via Idealista.pt
2-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
2-bedroom freehold villa in Olhão — photo 2 of 5
2-bedroom freehold villa in Olhão — photo 3 of 5
2-bedroom freehold villa in Olhão — photo 4 of 5
2-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Bairro Novo - Azinhaga da Patinha, Quelfes

Olhão · Eastern Algarve · Ref BF-64098 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$472,826
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
144 m²
True net yield
3.7%
≈ $3,146/mo net after costs & tax
5-yr total return (net + appreciation)
9.4% / yr avg
Payback in ~27 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: 2024
Condition: excellent
View: city

Description

Semi-New Villa with Character and Great Investment Potential Built from scratch in 2024, this villa features: - 2 bedrooms (one en-suite) - 2 bathrooms with walk-in showers Walk-in closet in one bedroom and a spacious built-in wardrobe in the other -Double-glazed windows with thermal insulation -Electric shutters -Ext

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)
$344/night
50% ($158)Brixfox estimate($344/night)200% ($634)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Indicative
Yearly income
$26,812
Likely range $16,087 – $37,536
Airbnb data$344/night · 44% occupancy
Rental income
$344/night · 44% occ.
$51,561
Running costs (20%)
Utilities, cleaning, maintenance
-$10,312
Income tax (10%)
Indonesian rental income tax
-$14,437
Property tax
Annual property tax
-$0
Net income
5.7% ROI
$26,812

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.9%
6.1%
Fully-managed
4.5%
3.7%
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

9.4%

Annual Revenue

$51,561

Income Tax / yr

$4,512

Payback

27 yrs

True All-In Cost
Asking price$472,826
IMT — transfer tax (non-resident 7.5%)$35,462
Stamp duty (0.8%)$3,783
Notary + registry$2,174
Legal$5,816
Furnishing + STR launch$27,174
All-in cost$547,235

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.0M$2.2M$1.5M$743K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $435K
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
$529K
+22%
Rental Income
+$131K
Total Position
$660K
+52%
8.7%/yr
Year 10
Capital Value
$644K
+48%
Rental Income
+$283K
Total Position
$927K
+113%
7.9%/yr
Year 20
Capital Value
$953K
+119%
Rental Income
+$663K
Total Position
$1.6M
+271%
6.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.2M
Total Position
$2.6M
+494%
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

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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
Good
5.7% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$317 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $317 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
5.6%
$2,200/mo
40% occ.
7.4%
$2,933/mo
44% occ.
8.2%
$3,248/mo
current
54% occ.
10.1%
$3,981/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.