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Quinta in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes
Grade C+villabudget

Quinta in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Olhão · Eastern Algarve ·

€495,000

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

45%

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: €21,319/yr
Average Daily Rate: €131
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has countryside (+10%), Budget finish (-12%)
Payback Period: 111.0 years
5-yr Capital Value: €573,841
10-yr Capital Value: €665,239
Brixfox Score: 45.5 / 100
Comparable Properties: 27
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.

€874,565

+76.7% over asking

Asking price€495,000
IMT — Property transfer tax (investment schedule)€27,430
IS — Stamp duty (0.8%)€3,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,425
Total acquisition costs€40,065
Renovation (est. €900/m² × 360 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€324,000
(€252,000–€396,000)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€874,565

Gross yield (asking price)

4.3%

True gross yield (all-in)

2.4%

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: 1
Building: 360 m²
Style: portuguese-traditional
Condition: needs-renovation
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional-tiled-roofold-world-chimney

Score Breakdown

ROI
3.6
Visual Appeal
6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.45
Payback Speed
0
STR Suitability
4

Description

Farm for sale.

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

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

Quinta in Urb. Cerro Azul - Brancanes - Poço Longo, Quelfes

Olhão · Eastern Algarve · Ref BF-69523 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$538,043
Ownership
Freehold
Bedrooms
1
Built area
360 m²
True net yield
0.9%
≈ $1,303/mo net after costs & tax
5-yr total return (net + appreciation)
6.4% / yr avg
Payback in ~111 yrs from rent
Brixfox Score 46 · 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: needs-renovation
View: countryside

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)
$184/night
50% ($85)Brixfox estimate($184/night)200% ($339)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Indicative
Yearly income
$14,441
Likely range $8,664 – $20,217
Airbnb data$184/night · 45% occupancy
Rental income
$184/night · 45% occ.
$27,771
Running costs (20%)
Utilities, cleaning, maintenance
-$5,554
Income tax (10%)
Indonesian rental income tax
-$7,776
Property tax
Annual property tax
-$0
Net income
2.7% ROI
$14,441

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.5%
2.1%
Fully-managed
1.3%
0.9%
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

4.5%

Annual Revenue

$27,771

Income Tax / yr

$2,430

Payback

—

True All-In Cost
Asking price$538,043
IMT — transfer tax (non-resident 7.5%)$40,353
Stamp duty (0.8%)$4,304
Notary + registry$2,174
Legal$6,618
Furnishing + STR launch$27,174
All-in cost$618,667

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.6M$1.9M$1.3M$643K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $495K
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$602K
+22%
Rental Income
+$71K
Total Position
$673K
+36%
6.3%/yr
Year 10
Capital Value
$733K
+48%
Rental Income
+$152K
Total Position
$885K
+79%
6.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$357K
Total Position
$1.4M
+191%
5.5%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$632K
Total Position
$2.2M
+352%
5.2%/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
Weak
2.7% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$170 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.7% is below 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.
2.6%
$1,178/mo
40% occ.
3.5%
$1,571/mo
45% occ.
3.9%
$1,749/mo
current
55% occ.
4.8%
$2,142/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.