Launch offer — 3 months free free, no card

Detached house in Centro, Quelfes
Grade Bvillabudget

Detached house in Centro, Quelfes

Olhão · Eastern Algarve ·

€299,500

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.5%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €29,796/yr
Average Daily Rate: €155
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has sea (+10%), Budget finish (-12%)
Payback Period: 28.0 years
5-yr Capital Value: €347,203
10-yr Capital Value: €402,503
Brixfox Score: 59.2 / 100
Comparable Properties: 13
Data Confidence: 72%
Search Radius: 3 km

True Investment Cost

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

€351,201

+17.3% over asking

Asking price€299,500
IMT — Property transfer tax (investment schedule)€11,962
IS — Stamp duty (0.8%)€2,396
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,493
Total acquisition costs€20,101
Renovation (est. €55/m² × 110 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,050
(€3,300–€8,800)
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)€351,201

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.5%

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: 110 m²
Style: dated
Condition: good
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered-terracesea-view

Score Breakdown

ROI
13.5
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4.2
Rental Demand
5.26
Payback Speed
2
STR Suitability
4

Description

House on Armona Island - Excellent Opportunity! Discover this charming house located on the quiet and paradisiacal island of Armona, ideal for those looking for quality of life, proximity to the sea and a refuge away from the hustle and bustle of the city. With a total area of 110 m², this villa offers: 4 spacious room

Location

📍 37.0464°N, 7.8246°W

· Olhão, Algarve, Portugal

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

Detached house in Centro, Quelfes

Olhão · Eastern Algarve · Ref BF-69449 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$325,543
Ownership
Freehold
Bedrooms
4
Built area
110 m²
True net yield
3.6%
≈ $2,272/mo net after costs & tax
5-yr total return (net + appreciation)
10.0% / yr avg
Payback in ~28 yrs from rent
Brixfox Score 59 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: good
View: sea

Description

House on Armona Island - Excellent Opportunity! Discover this charming house located on the quiet and paradisiacal island of Armona, ideal for those looking for quality of life, proximity to the sea and a refuge away from the hustle and bustle of the city. With a total area of 110 m², this villa offers: 4 spacious room

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
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$20,222
Likely range $12,133 – $28,311
Airbnb data$219/night · 53% occupancy
Rental income
$219/night · 53% occ.
$38,888
Running costs (20%)
Utilities, cleaning, maintenance
-$7,778
Income tax (10%)
Indonesian rental income tax
-$10,889
Property tax
Annual property tax
-$0
Net income
6.2% ROI
$20,222

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.1%
6.2%
Fully-managed
4.5%
3.6%
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

10.1%

Annual Revenue

$38,888

Income Tax / yr

$3,402

Payback

28 yrs

True All-In Cost
Asking price$325,543
IMT — transfer tax (non-resident 7.5%)$24,416
Stamp duty (0.8%)$2,604
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$385,923

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.1M$1.6M$1.1M$534K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $300K
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 14: 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
$364K
+22%
Rental Income
+$99K
Total Position
$463K
+55%
9.1%/yr
Year 10
Capital Value
$443K
+48%
Rental Income
+$213K
Total Position
$657K
+119%
8.2%/yr
Year 20
Capital Value
$656K
+119%
Rental Income
+$500K
Total Position
$1.2M
+286%
7.0%/yr
Year 30
Capital Value
$971K
+224%
Rental Income
+$885K
Total Position
$1.9M
+520%
6.3%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$201 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $201 — 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.
5.6%
$1,518/mo
43% occ.
7.3%
$1,984/mo
53% occ.
9.0%
$2,450/mo
current
63% occ.
10.7%
$2,916/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.