Terraced house in Baixa, Olhão
Terraced house in Baixa, Olhão — image 2Terraced house in Baixa, Olhão — image 3Terraced house in Baixa, Olhão — image 4Terraced house in Baixa, Olhão — image 5
Grade Bvillamid-range

Terraced house in Baixa, Olhão

Olhão · Eastern Algarve ·

€680,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €29,100/yr
Average Daily Rate: €174
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 29.2 years
5-yr Capital Value: €893,510
10-yr Capital Value: €1.1M
Brixfox Score: 56.3 / 100
Comparable Properties: 58
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€771,250

+13.4% over asking

Asking price€680,000
IMT — Property transfer tax (investment schedule)€40,800
IS — Stamp duty (0.8%)€5,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,200
Total acquisition costs€57,690
Renovation (est. €55/m² × 122 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,710
(€3,660–€9,760)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€771,250

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.8%

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: 122 m²
Land: 122 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled wall fountainbougainvillea pergolawrought iron patio furniture

Score Breakdown

ROI
11.86
Visual Appeal
12.8
Ownership Security
13
Location
7.8
Land & Space
3.29
Rental Demand
4.58
Payback Speed
0
STR Suitability
3

Description

This discreet luxury historic home in the heart of Olhão, built on 122m2 of land, has preserved and exposed unique original features once typical to the area, as well as every modern convenience, after a meticulous and creative restaration by the current owners. In a peaceful location, a short stroll from the seafront

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

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Olhão / Eastern Algarve

Terraced house in Baixa, Olhão

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
122 m²
Land Plot
122 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$128K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$1,715/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.9 yr
Rental only

Property details

Energy: B
Condition: good

Description

This discreet luxury historic home in the heart of Olhão, built on 122m2 of land, has preserved and exposed unique original features once typical to the area, as well as every modern convenience, after a meticulous and creative restaration by the current owners. In a peaceful location, a short stroll from the seafront

Income Breakdown

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Nightly Rate (ADR)
$251/night
50% ($116)Brixfox estimate($251/night)200% ($463)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$20,582
Airbnb data$251/night · 46% occupancy
Rental income
$251/night · 46% occ.
$42,068
Running costs (20%)
Utilities, cleaning, maintenance
-$8,414
Income tax (10%)
Indonesian rental income tax
-$11,779
Property tax
Annual property tax
-$1,293
Net income
2.8% ROI
$20,582

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$739,130
IMT (transfer tax, investment schedule)$44,348
Imposto de Selo (stamp duty)$5,913
Notary & registration$1,359
Legal / due diligence$11,087
Total acquisition costs$62,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,293
($3,978–$10,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$836,141

Gross yield (asking)

5.7%

True gross yield (all-in)

5.0%

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.

$3.6M$2.7M$1.8M$893K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $680K
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 25: 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
$827K
+22%
Rental Income
+$101K
Total Position
$928K
+36%
6.4%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$217K
Total Position
$1.2M
+80%
6.1%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$509K
Total Position
$2.0M
+194%
5.5%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$901K
Total Position
$3.1M
+357%
5.2%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$231 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
122 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $231 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% 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.
2.4%
$1,499/mo
40% occ.
3.3%
$2,034/mo
46% occ.
3.8%
$2,346/mo
current
56% occ.
4.7%
$2,882/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.