Terraced house in Rua Almirante Reis, 71, Baixa, Olhão
Terraced house in Rua Almirante Reis, 71, Baixa, Olhão — image 2Terraced house in Rua Almirante Reis, 71, Baixa, Olhão — image 3Terraced house in Rua Almirante Reis, 71, Baixa, Olhão — image 4Terraced house in Rua Almirante Reis, 71, Baixa, Olhão — image 5
Grade Bvillabudget

Terraced house in Rua Almirante Reis, 71, Baixa, Olhão

Olhão · Eastern Algarve ·

€125,000

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.4%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €14,431/yr
Average Daily Rate: €92
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 10.8 years
5-yr Capital Value: €164,248
10-yr Capital Value: €199,833
Brixfox Score: 60.9 / 100
Comparable Properties: 58
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€195,356

+56.3% over asking

Asking price€125,000
IMT — Property transfer tax (investment schedule)€1,481
IS — Stamp duty (0.8%)€1,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,875
Total acquisition costs€5,606
Renovation (est. €900/m² × 51 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€45,900
(€35,700–€56,100)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€195,356

Gross yield (asking price)

11.6%

True gross yield (all-in)

7.4%

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: 2
Bathrooms: 1
Building: 51 m²
Land: 51 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
22
Visual Appeal
4.6
Ownership Security
13
Location
7.8
Land & Space
2.15
Rental Demand
4.31
Payback Speed
4
STR Suitability
3

Description

*EXCLUSIVE* Discover the potential of this house for renovation or reconstruction ideally situated on Rua Almirante Reis, one of Olhão’s most promising and rapidly developing areas. This property offers a blank canvas to create your dream holiday retreat, permanent home, or income-generating investment. Located just

Location

📍 37.0270°N, 7.8441°W

· Olhão, Algarve, Portugal

View on Almeida Morgan Real Estate →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Terraced house in Rua Almirante Reis, 71, Baixa, Olhão

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

Grade B investment — short-term rental yields 7.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$23K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$883/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
12.8 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

*EXCLUSIVE* Discover the potential of this house for renovation or reconstruction ideally situated on Rua Almirante Reis, one of Olhão’s most promising and rapidly developing areas. This property offers a blank canvas to create your dream holiday retreat, permanent home, or income-generating investment. Located just

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$133/night
50% ($61)Brixfox estimate($133/night)200% ($244)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$10,601
Airbnb data$133/night · 43% occupancy
Rental income
$133/night · 43% occ.
$20,843
Running costs (20%)
Utilities, cleaning, maintenance
-$4,169
Income tax (10%)
Indonesian rental income tax
-$5,836
Property tax
Annual property tax
-$238
Net income
7.8% ROI
$10,601

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$135,870
IMT (transfer tax, investment schedule)$1,610
Imposto de Selo (stamp duty)$1,087
Notary & registration$1,359
Legal / due diligence$2,038
Total acquisition costs$6,093
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$49,891
($38,804–$60,978)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$210,170

Gross yield (asking)

15.3%

True gross yield (all-in)

9.9%

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.

$1000K$750K$500K$250K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $125K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$152K
+22%
Rental Income
+$52K
Total Position
$204K
+63%
10.3%/yr
Year 10
Capital Value
$185K
+48%
Rental Income
+$112K
Total Position
$297K
+137%
9.0%/yr
Year 20
Capital Value
$274K
+119%
Rental Income
+$262K
Total Position
$536K
+329%
7.6%/yr
Year 30
Capital Value
$405K
+224%
Rental Income
+$464K
Total Position
$869K
+596%
6.7%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.8% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Good
$122 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
51 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — 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

30% occ.
7.3%
$827/mo
40% occ.
9.8%
$1,110/mo
43% occ.
10.6%
$1,196/mo
current
53% occ.
13.1%
$1,478/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.