T3 flat in Baixa, Olhão
T3 flat in Baixa, Olhão — image 2T3 flat in Baixa, Olhão — image 3T3 flat in Baixa, Olhão — image 4T3 flat in Baixa, Olhão — image 5
Grade Bapartmentluxury

T3 flat in Baixa, Olhão

Olhão · Eastern Algarve ·

€910,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 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: €50,179/yr
Average Daily Rate: €263
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 22.3 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 63.3 / 100
Comparable Properties: 17
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+13.8% over asking

Asking price€910,000
IMT — Property transfer tax (investment schedule)€54,600
IS — Stamp duty (0.8%)€7,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,650
Total acquisition costs€76,780
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.8%

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: 3
Bathrooms: 2
Building: 149 m²
Style: contemporary
Condition: excellent
Year Built: 2021
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living/dining/kitchenlarge windowsmodern kitchen appliancesdesigner dining chairs

Score Breakdown

ROI
14.67
Visual Appeal
13.6
Ownership Security
13
Location
7.8
Land & Space
4.98
Rental Demand
5.22
Payback Speed
1
STR Suitability
3

Description

Fantastic 3 bedroom apartment, semi-new, with 217m2 and sea view. Apartment located in downtown Olhão in front of the new marina, in front of the majestic Ria Formosa. Living at Del Mar Marina promotes a unique lifestyle, being just a few minutes walk from the best restaurants, services and leisure spaces in the city

Location

📍 37.0294°N, 7.8385°W

· Olhão, Algarve, Portugal

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

T3 flat in Baixa, Olhão

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

Grade B investment — short-term rental yields 3.7% 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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$171K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$3,044/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
27.1 yr
Rental only

Property details

Year built: 2021
Energy: A+
Condition: excellent

Description

Fantastic 3 bedroom apartment, semi-new, with 217m2 and sea view. Apartment located in downtown Olhão in front of the new marina, in front of the majestic Ria Formosa. Living at Del Mar Marina promotes a unique lifestyle, being just a few minutes walk from the best restaurants, services and leisure spaces in the city

Income Breakdown

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Nightly Rate (ADR)
$386/night
50% ($178)Brixfox estimate($386/night)200% ($711)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$36,533
Airbnb data$386/night · 52% occupancy
Rental income
$386/night · 52% occ.
$73,584
Running costs (20%)
Utilities, cleaning, maintenance
-$14,717
Income tax (10%)
Indonesian rental income tax
-$20,603
Property tax
Annual property tax
-$1,731
Net income
3.7% ROI
$36,533

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$989,130
IMT (transfer tax, investment schedule)$59,348
Imposto de Selo (stamp duty)$7,913
Notary & registration$1,359
Legal / due diligence$14,837
Total acquisition costs$83,457
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$1,125,630

Gross yield (asking)

7.4%

True gross yield (all-in)

6.5%

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.

$5.2M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $910K
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 21: 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
$1.1M
+22%
Rental Income
+$178K
Total Position
$1.3M
+41%
7.2%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$385K
Total Position
$1.7M
+90%
6.6%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$903K
Total Position
$2.9M
+218%
6.0%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$1.6M
Total Position
$4.6M
+400%
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
3.7% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$355 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $355 — 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 3.7% 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

32% occ.
3.0%
$2,503/mo
42% occ.
4.0%
$3,325/mo
52% occ.
5.0%
$4,148/mo
current
62% occ.
6.0%
$4,971/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.