Terraced house in Rua de São José, Baixa, Olhão
Terraced house in Rua de São José, Baixa, Olhão — image 2Terraced house in Rua de São José, Baixa, Olhão — image 3Terraced house in Rua de São José, Baixa, Olhão — image 4Terraced house in Rua de São José, Baixa, Olhão — image 5
Grade B+villamid-range

Terraced house in Rua de São José, Baixa, Olhão

Olhão · Eastern Algarve ·

€399,000

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.4%

True Gross Yield

52%

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: €39,077/yr
Average Daily Rate: €207
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 13.6 years
5-yr Capital Value: €558,444
10-yr Capital Value: €679,432
Brixfox Score: 66.6 / 100
Comparable Properties: 16
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€466,052

+16.8% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation (est. €55/m² × 85 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,675
(€2,550–€6,800)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€466,052

Gross yield (asking price)

9.8%

True gross yield (all-in)

8.4%

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: 1
Building: 85 m²
Land: 85 m²
Style: portuguese-traditional
Condition: good
Year Built: 1950
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional teal trim on white facadedecorative ceramic plates on wallterracotta tiled terraceoutdoor dining area with wrought iron chairs

Score Breakdown

ROI
19.1
Visual Appeal
12.8
Ownership Security
13
Location
7.8
Land & Space
2.69
Rental Demand
5.18
Payback Speed
3
STR Suitability
3

Description

Olhão Downtown House Located in the heart of Olhão downtown, this charming house for rehabilitation has 85m², combining traditional charm and appreciation potential. In the very center of downtown, a few steps from the municipal market and the riverside area, it offers an authentic living experience, where everything

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

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Idealista.pt
Olhão / Eastern Algarve

Terraced house in Rua de São José, Baixa, Olhão

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
85 m²
Land Plot
85 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$75K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$2,385/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.2 yr
Rental only

Property details

Year built: 1950
Energy: E
Condition: good

Description

Olhão Downtown House Located in the heart of Olhão downtown, this charming house for rehabilitation has 85m², combining traditional charm and appreciation potential. In the very center of downtown, a few steps from the municipal market and the riverside area, it offers an authentic living experience, where everything

Income Breakdown

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Nightly Rate (ADR)
$299/night
50% ($137)Brixfox estimate($299/night)200% ($550)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$28,619
Airbnb data$299/night · 52% occupancy
Rental income
$299/night · 52% occ.
$56,496
Running costs (20%)
Utilities, cleaning, maintenance
-$11,299
Income tax (10%)
Indonesian rental income tax
-$15,819
Property tax
Annual property tax
-$759
Net income
6.6% ROI
$28,619

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,082
($2,772–$7,391)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$504,404

Gross yield (asking)

13.0%

True gross yield (all-in)

11.2%

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.

$2.9M$2.2M$1.5M$732K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$140K
Total Position
$625K
+57%
9.4%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$302K
Total Position
$892K
+124%
8.4%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$707K
Total Position
$1.6M
+296%
7.1%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.3M
Total Position
$2.5M
+538%
6.4%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.6% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$275 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
85 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $275 — 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 52% — 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

32% occ.
5.4%
$1,960/mo
42% occ.
7.2%
$2,596/mo
52% occ.
8.9%
$3,232/mo
current
62% occ.
10.7%
$3,868/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.