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 ·

€395,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.8%

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: €31,030/yr
Average Daily Rate: €186
Payback Period: 15.9 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 64.5 / 100
Comparable Properties: 58
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.

€458,435

+16.1% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €55/m² × 124 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,820
(€3,720–€9,920)
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)€458,435

Gross yield (asking price)

7.9%

True gross yield (all-in)

6.8%

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: 124 m²
Style: contemporary
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and kitchen areamodern wooden doorssunflower decor

Score Breakdown

ROI
17.45
Visual Appeal
11.2
Ownership Security
13
Location
7.8
Land & Space
4.48
Rental Demand
4.58
Payback Speed
3
STR Suitability
3

Description

Completely renovated two-bedroom house located on a pedestrian street in Olhão´s historic center. Comprising two floors and a spacious terrace, ideal for enjoying quality time outdoors. The ground floor, with a beautiful vaulted ceiling, features an open space housing the living room, dining room, kitchen, and guest ba

Location

📍 37.0280°N, 7.8381°W

· Olhão, Algarve, Portugal

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Olhão / Eastern Algarve

Terraced house in Baixa, Olhão

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

Grade B investment — short-term rental yields 5.3% net return annually.

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The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$74K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$1,881/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
19.0 yr
Rental only

Property details

Energy: C
Condition: good

Description

Completely renovated two-bedroom house located on a pedestrian street in Olhão´s historic center. Comprising two floors and a spacious terrace, ideal for enjoying quality time outdoors. The ground floor, with a beautiful vaulted ceiling, features an open space housing the living room, dining room, kitchen, and guest ba

Income Breakdown

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Nightly Rate (ADR)
$268/night
50% ($123)Brixfox estimate($268/night)200% ($494)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$22,578
Airbnb data$268/night · 46% occupancy
Rental income
$268/night · 46% occ.
$44,864
Running costs (20%)
Utilities, cleaning, maintenance
-$8,973
Income tax (10%)
Indonesian rental income tax
-$12,562
Property tax
Annual property tax
-$751
Net income
5.3% ROI
$22,578

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,413
($4,043–$10,783)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$496,125

Gross yield (asking)

10.4%

True gross yield (all-in)

9.0%

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.

$2.6M$2.0M$1.3M$652K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$481K
+22%
Rental Income
+$110K
Total Position
$591K
+50%
8.4%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$238K
Total Position
$823K
+108%
7.6%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$558K
Total Position
$1.4M
+260%
6.6%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$988K
Total Position
$2.3M
+475%
6.0%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.3% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$247 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $247 — 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 46% — 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.
4.6%
$1,651/mo
40% occ.
6.2%
$2,223/mo
46% occ.
7.1%
$2,554/mo
current
56% occ.
8.7%
$3,126/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.