T4 flat in Rua Doutor Alberto Iria, Marina, Olhão
T4 flat in Rua Doutor Alberto Iria, Marina, Olhão — image 2T4 flat in Rua Doutor Alberto Iria, Marina, Olhão — image 3T4 flat in Rua Doutor Alberto Iria, Marina, Olhão — image 4T4 flat in Rua Doutor Alberto Iria, Marina, Olhão — image 5
Grade Bapartmentmid-range

T4 flat in Rua Doutor Alberto Iria, Marina, Olhão

Olhão · Eastern Algarve ·

€1.3M

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

51%

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: €41,582/yr
Average Daily Rate: €223
Payback Period: 37.6 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 57.8 / 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.

€1.4M

+12.7% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

3.3%

True gross yield (all-in)

3.0%

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: 1
Building: 194 m²
Style: contemporary
Condition: excellent
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and kitchen arealarge white column as a design featuremodern kitchen with integrated lighting

Score Breakdown

ROI
10.8
Visual Appeal
12.2
Ownership Security
13
Location
7.8
Land & Space
5.88
Rental Demand
5.11
Payback Speed
0
STR Suitability
3

Description

This magnificent 4-bedroom apartment, with 158.4 m² of floor space, is located in a strategic area of Olhão. Del Mar provides easy access to a wide range of services and amenities. The spacious 18 m² terrace is ideal for enjoying relaxing moments outdoors, with a view over the harmonious garden that creates a serene en

Location

📍 37.0267°N, 7.8440°W

· Olhão, Algarve, Portugal

View on ERA Olhão →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T4 flat in Rua Doutor Alberto Iria, Marina, Olhão

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

Grade B investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$235K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$2,407/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
47.0 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

This magnificent 4-bedroom apartment, with 158.4 m² of floor space, is located in a strategic area of Olhão. Del Mar provides easy access to a wide range of services and amenities. The spacious 18 m² terrace is ideal for enjoying relaxing moments outdoors, with a view over the harmonious garden that creates a serene en

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$322/night
50% ($148)Brixfox estimate($322/night)200% ($593)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$28,878
Airbnb data$322/night · 51% occupancy
Rental income
$322/night · 51% occ.
$60,108
Running costs (20%)
Utilities, cleaning, maintenance
-$12,022
Income tax (10%)
Indonesian rental income tax
-$16,830
Property tax
Annual property tax
-$2,378
Net income
2.1% ROI
$28,878

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$1,358,696
IMT (transfer tax, investment schedule)$101,902
Imposto de Selo (stamp duty)$10,870
Notary & registration$1,359
Legal / due diligence$20,380
Total acquisition costs$134,511
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,531,848

Gross yield (asking)

4.4%

True gross yield (all-in)

3.9%

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.

$6.1M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 30: rental income alone has repaid the full purchase price.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$141K
Total Position
$1.7M
+33%
5.9%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$305K
Total Position
$2.2M
+72%
5.6%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$714K
Total Position
$3.5M
+176%
5.2%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.3M
Total Position
$5.3M
+325%
4.9%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$296 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 $296 — 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 2.1% 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

31% occ.
1.7%
$1,936/mo
41% occ.
2.3%
$2,622/mo
51% occ.
2.9%
$3,308/mo
current
61% occ.
3.5%
$3,994/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.