Detached house in Praça João de Deus, Baixa, Olhão
Detached house in Praça João de Deus, Baixa, Olhão — image 2Detached house in Praça João de Deus, Baixa, Olhão — image 3Detached house in Praça João de Deus, Baixa, Olhão — image 4Detached house in Praça João de Deus, Baixa, Olhão — image 5
Grade Bvillabudget

Detached house in Praça João de Deus, Baixa, Olhão

Olhão · Eastern Algarve ·

€399,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €34,231/yr
Average Daily Rate: €189
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 14.5 years
5-yr Capital Value: €524,280
10-yr Capital Value: €637,867
Brixfox Score: 60.7 / 100
Comparable Properties: 18
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.

€604,127

+51.4% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation (est. €900/m² × 166 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€149,400
(€116,200–€182,600)
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)€604,127

Gross yield (asking price)

8.6%

True gross yield (all-in)

5.7%

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
Bathrooms: 4
Building: 166 m²
Land: 72 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracetraditional white architecture

Score Breakdown

ROI
18.36
Visual Appeal
8.8
Ownership Security
13
Location
7.8
Land & Space
1.73
Rental Demand
4.98
Payback Speed
3
STR Suitability
3

Description

Located in the historic area of Olhão, this traditional three-story house represents a rare opportunity for those seeking a property with authenticity and enormous potential for transformation. With a solid foundation and several original architectural elements, the property is in need of restoration, offering the perf

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on Casas do Sotavento →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Praça João de Deus, Baixa, Olhão

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
166 m²
Land Plot
72 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$75K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$2,086/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.3 yr
Rental only

Property details

Energy: D
Condition: needs-renovation

Description

Located in the historic area of Olhão, this traditional three-story house represents a rare opportunity for those seeking a property with authenticity and enormous potential for transformation. With a solid foundation and several original architectural elements, the property is in need of restoration, offering the perf

Income Breakdown

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Nightly Rate (ADR)
$273/night
50% ($126)Brixfox estimate($273/night)200% ($502)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$25,027
Airbnb data$273/night · 50% occupancy
Rental income
$273/night · 50% occ.
$49,589
Running costs (20%)
Utilities, cleaning, maintenance
-$9,918
Income tax (10%)
Indonesian rental income tax
-$13,885
Property tax
Annual property tax
-$759
Net income
5.8% ROI
$25,027

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$162,391
($126,304–$198,478)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$654,486

Gross yield (asking)

11.4%

True gross yield (all-in)

7.6%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.7M$2.1M$1.4M$687K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$122K
Total Position
$608K
+52%
8.8%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$264K
Total Position
$855K
+114%
7.9%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$619K
Total Position
$1.5M
+274%
6.8%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.1M
Total Position
$2.4M
+499%
6.1%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.8% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$251 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
72 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $251 — 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 50% — 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.
4.7%
$1,681/mo
40% occ.
6.3%
$2,262/mo
50% occ.
7.8%
$2,829/mo
current
60% occ.
9.4%
$3,411/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.