Semi-detached house, Olhão, Baixa, Olhão
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Grade Bvillamid-range

Semi-detached house, Olhão, Baixa, Olhão

Olhão · Eastern Algarve ·

€435,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €31,870/yr
Average Daily Rate: €193
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 16.6 years
5-yr Capital Value: €571,584
10-yr Capital Value: €695,419
Brixfox Score: 63.2 / 100
Comparable Properties: 4
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€522,785

+20.2% over asking

Asking price€435,000
IMT — Property transfer tax (investment schedule)€22,630
IS — Stamp duty (0.8%)€3,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,525
Total acquisition costs€33,885
Renovation (est. €55/m² × 200 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,000
(€6,000–€16,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€522,785

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.1%

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: 5
Bathrooms: 2
Building: 200 m²
Land: 265 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architectureornate window shutterscobblestone street

Score Breakdown

ROI
17.02
Visual Appeal
9.8
Ownership Security
13
Location
7.8
Land & Space
6.01
Rental Demand
4.53
Payback Speed
2
STR Suitability
3

Description

House in Olhão, with 5 bedrooms, located in downtown Olhão, a few minutes walk from the typical markets and the pier with a gross area of 200m2, spread over 2 floors. On the ground floor there is a large living room, 2 bedrooms, very large kitchen, pantry and bathroom. On the 1st floor there is a corridor with access t

Location

📍 37.0274°N, 7.8436°W

· Olhão, Algarve, Portugal

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Idealista.pt
Olhão / Eastern Algarve

Semi-detached house, Olhão, Baixa, Olhão

Inventory
5 Beds
Bathrooms
2 Baths
Built Area
200 m²
Land Plot
265 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.0% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$82K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$1,978/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.9 yr
Rental only

Property details

Energy: E
Condition: good

Description

House in Olhão, with 5 bedrooms, located in downtown Olhão, a few minutes walk from the typical markets and the pier with a gross area of 200m2, spread over 2 floors. On the ground floor there is a large living room, 2 bedrooms, very large kitchen, pantry and bathroom. On the 1st floor there is a corridor with access t

Income Breakdown

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Nightly Rate (ADR)
$286/night
50% ($131)Brixfox estimate($286/night)200% ($526)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$23,732
Airbnb data$286/night · 45% occupancy
Rental income
$286/night · 45% occ.
$47,230
Running costs (20%)
Utilities, cleaning, maintenance
-$9,446
Income tax (10%)
Indonesian rental income tax
-$13,225
Property tax
Annual property tax
-$827
Net income
5.0% ROI
$23,732

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$472,826
IMT (transfer tax, investment schedule)$24,598
Imposto de Selo (stamp duty)$3,783
Notary & registration$1,359
Legal / due diligence$7,092
Total acquisition costs$36,832
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,957
($6,522–$17,391)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$566,071

Gross yield (asking)

10.0%

True gross yield (all-in)

8.3%

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.

$2.8M$2.1M$1.4M$704K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $435K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$529K
+22%
Rental Income
+$116K
Total Position
$645K
+48%
8.2%/yr
Year 10
Capital Value
$644K
+48%
Rental Income
+$250K
Total Position
$894K
+106%
7.5%/yr
Year 20
Capital Value
$953K
+119%
Rental Income
+$587K
Total Position
$1.5M
+254%
6.5%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.0M
Total Position
$2.4M
+463%
5.9%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.0% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$263 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
265 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $263 — 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 45% — 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.
4.5%
$1,756/mo
40% occ.
6.0%
$2,364/mo
45% occ.
6.8%
$2,686/mo
current
55% occ.
8.4%
$3,294/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.