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 ·

€925,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €42,257/yr
Average Daily Rate: €226
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 27.0 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 55.1 / 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.

€1.1M

+13.7% over asking

Asking price€925,000
IMT — Property transfer tax (investment schedule)€55,500
IS — Stamp duty (0.8%)€7,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,875
Total acquisition costs€78,025
Renovation (est. €55/m² × 198 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,890
(€5,940–€15,840)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

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: 4
Bathrooms: 2
Building: 198 m²
Land: 13 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracecityscape viewstring lights

Score Breakdown

ROI
13.48
Visual Appeal
12.4
Ownership Security
13
Location
7.8
Land & Space
0.3
Rental Demand
5.13
Payback Speed
0
STR Suitability
3

Description

Historic House located just 2 minutes from the promenade and the famous markets of Olhão. Fully renovated keeping all the elements of traditional local architecture.  The property consists of two houses that can be used separately. The entrance is through an old door into the furnished living and dining room with a tel

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on Top Marques - Mediação Imobiliária, Lda. →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Terraced house in Baixa, Olhão

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
198 m²
Land Plot
13 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$174K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$2,538/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.0 yr
Rental only

Property details

Energy: D
Condition: good

Description

Historic House located just 2 minutes from the promenade and the famous markets of Olhão. Fully renovated keeping all the elements of traditional local architecture.  The property consists of two houses that can be used separately. The entrance is through an old door into the furnished living and dining room with a tel

Income Breakdown

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Nightly Rate (ADR)
$331/night
50% ($152)Brixfox estimate($331/night)200% ($609)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$30,454
Airbnb data$331/night · 51% occupancy
Rental income
$331/night · 51% occ.
$61,949
Running costs (20%)
Utilities, cleaning, maintenance
-$12,390
Income tax (10%)
Indonesian rental income tax
-$17,346
Property tax
Annual property tax
-$1,760
Net income
3.0% ROI
$30,454

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$1,005,435
IMT (transfer tax, investment schedule)$60,326
Imposto de Selo (stamp duty)$8,043
Notary & registration$1,359
Legal / due diligence$15,082
Total acquisition costs$84,810
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,837
($6,457–$17,217)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,140,723

Gross yield (asking)

6.2%

True gross yield (all-in)

5.4%

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.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $925K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$149K
Total Position
$1.3M
+38%
6.6%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$321K
Total Position
$1.7M
+83%
6.2%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$753K
Total Position
$2.8M
+201%
5.7%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$1.3M
Total Position
$4.3M
+368%
5.3%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$304 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
13 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $304 — 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
Yield of 3.0% is near 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

31% occ.
2.5%
$2,058/mo
41% occ.
3.3%
$2,763/mo
51% occ.
4.1%
$3,467/mo
current
61% occ.
5.0%
$4,172/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.