T3 flat in Rua do Comércio, 77, Baixa, Olhão
T3 flat in Rua do Comércio, 77, Baixa, Olhão — image 2T3 flat in Rua do Comércio, 77, Baixa, Olhão — image 3T3 flat in Rua do Comércio, 77, Baixa, Olhão — image 4T3 flat in Rua do Comércio, 77, Baixa, Olhão — image 5
Grade B+apartmentmid-range

T3 flat in Rua do Comércio, 77, Baixa, Olhão

Olhão · Eastern Algarve ·

€279,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

11.0%

True Gross Yield

51%

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 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €36,870/yr
Average Daily Rate: €198
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 9.3 years
5-yr Capital Value: €366,602
10-yr Capital Value: €446,027
Brixfox Score: 74 / 100
Comparable Properties: 16
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.

€335,204

+20.1% over asking

Asking price€279,000
IMT — Property transfer tax (investment schedule)€10,527
IS — Stamp duty (0.8%)€2,232
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,185
Total acquisition costs€18,194
Renovation (est. €55/m² × 142 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,810
(€4,260–€11,360)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€335,204

Gross yield (asking price)

13.2%

True gross yield (all-in)

11.0%

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: 3
Bathrooms: 1
Building: 142 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturebalconies with ornate railingscobblestone street

Score Breakdown

ROI
24.22
Visual Appeal
12
Ownership Security
13
Location
7.8
Land & Space
4.84
Rental Demand
5.1
Payback Speed
4
STR Suitability
3

Description

Discover this charming 3-bedroom apartment, located on the second floor of a typical Algarvian building, set on Rua Mouzinho de Albuquerque, in the heart of downtown Olhão. With a privileged sea view, this property stands out for its terrace, ideal for enjoying outdoor leisure moments, as well as a storage room, provi

Location

📍 37.0254°N, 7.8410°W

· Olhão, Algarve, Portugal

View on CENTURY 21 Realty Art VII →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T3 flat in Rua do Comércio, 77, Baixa, Olhão

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

Grade B+ investment — short-term rental yields 9.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+12.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$52K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$2,290/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.0 yr
Rental only

Property details

Year built: 1988
Energy: D
Condition: good

Description

Discover this charming 3-bedroom apartment, located on the second floor of a typical Algarvian building, set on Rua Mouzinho de Albuquerque, in the heart of downtown Olhão. With a privileged sea view, this property stands out for its terrace, ideal for enjoying outdoor leisure moments, as well as a storage room, provi

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$289/night
50% ($133)Brixfox estimate($289/night)200% ($532)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$27,485
Airbnb data$289/night · 51% occupancy
Rental income
$289/night · 51% occ.
$53,877
Running costs (20%)
Utilities, cleaning, maintenance
-$10,775
Income tax (10%)
Indonesian rental income tax
-$15,086
Property tax
Annual property tax
-$531
Net income
9.1% ROI
$27,485

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$303,261
IMT (transfer tax, investment schedule)$11,442
Imposto de Selo (stamp duty)$2,426
Notary & registration$1,359
Legal / due diligence$4,549
Total acquisition costs$19,776
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,489
($4,630–$12,348)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$364,352

Gross yield (asking)

17.8%

True gross yield (all-in)

14.8%

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.

$2.4M$1.8M$1.2M$606K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $279K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$339K
+22%
Rental Income
+$134K
Total Position
$474K
+70%
11.2%/yr
Year 10
Capital Value
$413K
+48%
Rental Income
+$290K
Total Position
$703K
+152%
9.7%/yr
Year 20
Capital Value
$611K
+119%
Rental Income
+$679K
Total Position
$1.3M
+363%
8.0%/yr
Year 30
Capital Value
$905K
+224%
Rental Income
+$1.2M
Total Position
$2.1M
+656%
7.0%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.1% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$266 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

High rental yield at 9.1% — outperforms most villas in this market
Premium nightly rate of $266 — 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 51% — 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

31% occ.
7.4%
$1,867/mo
41% occ.
9.8%
$2,483/mo
51% occ.
12.3%
$3,098/mo
current
61% occ.
14.7%
$3,714/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.