Penthouse in Rua José Maria Pádua (filho), Marina, Olhão
Penthouse in Rua José Maria Pádua (filho), Marina, Olhão — image 2Penthouse in Rua José Maria Pádua (filho), Marina, Olhão — image 3Penthouse in Rua José Maria Pádua (filho), Marina, Olhão — image 4Penthouse in Rua José Maria Pádua (filho), Marina, Olhão — image 5
Grade Bapartmentmid-range

Penthouse in Rua José Maria Pádua (filho), Marina, Olhão

Olhão · Eastern Algarve ·

€780,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.3%

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: €46,479/yr
Average Daily Rate: €249
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 21.0 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 61.7 / 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.

€884,165

+13.4% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation (est. €55/m² × 145 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,975
(€4,350–€11,600)
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)€884,165

Gross yield (asking price)

6.0%

True gross yield (all-in)

5.3%

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: 3
Building: 145 m²
Style: contemporary
Condition: good
Year Built: 2011
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

waterfront-locationnatural-landscape-views

Score Breakdown

ROI
15.11
Visual Appeal
11.8
Ownership Security
13
Location
7.8
Land & Space
4.9
Rental Demand
5.12
Payback Speed
1
STR Suitability
3

Description

Top floor sea front w pool. From floor 4 of 4, you have a magic view over the Ria Formosa, salt flats and the sea, as well as the new park with a sandy beach. In Village Marina closest to the sea, you will find this fantastic 4-room apartment. On the rooftop you will find a large communual are for relaxing and swimmi

Location

📍 37.0261°N, 7.8500°W

· Olhão, Algarve, Portugal

View on Fastighetsbyran Tavira →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Penthouse in Rua José Maria Pádua (filho), Marina, Olhão

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

Grade B investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$146K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$2,787/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.3 yr
Rental only

Property details

Year built: 2011
Energy: B
Condition: good

Description

Top floor sea front w pool. From floor 4 of 4, you have a magic view over the Ria Formosa, salt flats and the sea, as well as the new park with a sandy beach. In Village Marina closest to the sea, you will find this fantastic 4-room apartment. On the rooftop you will find a large communual are for relaxing and swimmi

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$360/night
50% ($165)Brixfox estimate($360/night)200% ($662)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$33,448
Airbnb data$360/night · 51% occupancy
Rental income
$360/night · 51% occ.
$67,177
Running costs (20%)
Utilities, cleaning, maintenance
-$13,435
Income tax (10%)
Indonesian rental income tax
-$18,810
Property tax
Annual property tax
-$1,484
Net income
3.9% ROI
$33,448

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$847,826
IMT (transfer tax, investment schedule)$50,870
Imposto de Selo (stamp duty)$6,783
Notary & registration$1,359
Legal / due diligence$12,717
Total acquisition costs$71,728
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,668
($4,728–$12,609)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$961,049

Gross yield (asking)

7.9%

True gross yield (all-in)

7.0%

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.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $780K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$949K
+22%
Rental Income
+$163K
Total Position
$1.1M
+43%
7.4%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$353K
Total Position
$1.5M
+93%
6.8%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$827K
Total Position
$2.5M
+225%
6.1%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$1.5M
Total Position
$4.0M
+412%
5.6%/yr

Location

Olhão

Eastern Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$331 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

Premium nightly rate of $331 — 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 3.9% is near 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.
3.2%
$2,263/mo
41% occ.
4.3%
$3,029/mo
51% occ.
5.4%
$3,795/mo
current
61% occ.
6.5%
$4,561/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.