T1 flat in Baixa, Olhão
T1 flat in Baixa, Olhão — image 2T1 flat in Baixa, Olhão — image 3T1 flat in Baixa, Olhão — image 4T1 flat in Baixa, Olhão — image 5
Grade Bapartmentluxury

T1 flat in Baixa, Olhão

Olhão · Eastern Algarve ·

€525,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €29,958/yr
Average Daily Rate: €169
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 21.7 years
5-yr Capital Value: €689,842
10-yr Capital Value: €839,299
Brixfox Score: 62.5 / 100
Comparable Properties: 42
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€601,755

+14.6% over asking

Asking price€525,000
IMT — Property transfer tax (investment schedule)€29,830
IS — Stamp duty (0.8%)€4,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,875
Total acquisition costs€43,155
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€33,600
All-in investment (incl. renovation & furnishing)€601,755

Gross yield (asking price)

5.7%

True gross yield (all-in)

5.0%

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: 1
Bathrooms: 2
Building: 108 m²
Style: contemporary
Condition: new-build
Year Built: 2021
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop poolsmarina viewsmodern architecture

Score Breakdown

ROI
14.87
Visual Appeal
13.8
Ownership Security
13
Location
7.8
Land & Space
4.16
Rental Demand
4.85
Payback Speed
1
STR Suitability
3

Description

Modern Condominium – Luxury 1+1 Bedroom Apartment with Parking, Ria Formosa View and 2 Swimming Pools We present a truly exceptional apartment, inserted in one of the most modern and emblematic condominiums in the region. Located on the 3rd floor, this T1+1 stands out not only for the superior quality of its materials

Location

📍 37.0304°N, 7.8391°W

· Olhão, Algarve, Portugal

View on Vilas Saraiva →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T1 flat in Baixa, Olhão

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

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$99K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$1,808/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.3 yr
Rental only

Property details

Year built: 2021
Energy: A
Condition: new-build

Description

Modern Condominium – Luxury 1+1 Bedroom Apartment with Parking, Ria Formosa View and 2 Swimming Pools We present a truly exceptional apartment, inserted in one of the most modern and emblematic condominiums in the region. Located on the 3rd floor, this T1+1 stands out not only for the superior quality of its materials

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$247/night
50% ($113)Brixfox estimate($247/night)200% ($454)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$21,700
Airbnb data$247/night · 48% occupancy
Rental income
$247/night · 48% occ.
$43,652
Running costs (20%)
Utilities, cleaning, maintenance
-$8,730
Income tax (10%)
Indonesian rental income tax
-$12,223
Property tax
Annual property tax
-$999
Net income
3.8% ROI
$21,700

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$570,652
IMT (transfer tax, investment schedule)$32,424
Imposto de Selo (stamp duty)$4,565
Notary & registration$1,359
Legal / due diligence$8,560
Total acquisition costs$46,908
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$654,082

Gross yield (asking)

7.6%

True gross yield (all-in)

6.7%

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.

$3.1M$2.3M$1.5M$763K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $525K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$639K
+22%
Rental Income
+$106K
Total Position
$745K
+42%
7.2%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$229K
Total Position
$1.0M
+92%
6.7%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$536K
Total Position
$1.7M
+221%
6.0%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$950K
Total Position
$2.7M
+405%
5.5%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$227 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $227 — positioned in the top tier
Stunning visuals with 9/10 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 3.8% 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

30% occ.
3.1%
$1,492/mo
40% occ.
4.2%
$2,017/mo
48% occ.
5.2%
$2,463/mo
current
58% occ.
6.3%
$2,988/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.