Terraced house in Rua André Pires, 13, Baixa, Olhão
Terraced house in Rua André Pires, 13, Baixa, Olhão — image 2Terraced house in Rua André Pires, 13, Baixa, Olhão — image 3Terraced house in Rua André Pires, 13, Baixa, Olhão — image 4Terraced house in Rua André Pires, 13, Baixa, Olhão — image 5
Grade Bvillamid-range

Terraced house in Rua André Pires, 13, Baixa, Olhão

Olhão · Eastern Algarve ·

€750,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

52%

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: €37,509/yr
Average Daily Rate: €197
-9.0% vs area baselineImage quality 8/10 (+3%), No pool (-12%)
Payback Period: 24.4 years
5-yr Capital Value: €985,489
10-yr Capital Value: €1.2M
Brixfox Score: 60.9 / 100
Comparable Properties: 17
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.

€845,700

+12.8% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation€0 — move-in ready
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)€845,700

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.4%

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: 3
Building: 129 m²
Land: 76 m²
Style: minimalist
Condition: excellent
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched alcove with built-in seatinglight blue paneled doorwicker tote bag as decorfloral arrangement with green and purple hydrangeas

Score Breakdown

ROI
14.1
Visual Appeal
14.8
Ownership Security
13
Location
7.8
Land & Space
2
Rental Demand
5.2
Payback Speed
1
STR Suitability
3

Description

A truly unique contemporary home, finished to the highest standards and ideally located in the heart of historic Olhão. Large front doors open into a welcoming entrance hall, thoughtfully designed with a seating cove and integrated storage/wardrobe, immediately setting the tone for the home’s refined and carefully con

Location

📍 37.0262°N, 7.8400°W

· Olhão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Terraced house in Rua André Pires, 13, Baixa, Olhão

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
129 m²
Land Plot
76 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.4% 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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$141K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$2,290/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.7 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

A truly unique contemporary home, finished to the highest standards and ideally located in the heart of historic Olhão. Large front doors open into a welcoming entrance hall, thoughtfully designed with a seating cove and integrated storage/wardrobe, immediately setting the tone for the home’s refined and carefully con

Income Breakdown

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Nightly Rate (ADR)
$293/night
50% ($135)Brixfox estimate($293/night)200% ($538)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$27,478
Airbnb data$293/night · 52% occupancy
Rental income
$293/night · 52% occ.
$55,586
Running costs (20%)
Utilities, cleaning, maintenance
-$11,117
Income tax (10%)
Indonesian rental income tax
-$15,564
Property tax
Annual property tax
-$1,427
Net income
3.4% ROI
$27,478

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$815,217
IMT (transfer tax, investment schedule)$48,913
Imposto de Selo (stamp duty)$6,522
Notary & registration$1,359
Legal / due diligence$12,228
Total acquisition costs$69,022
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$917,065

Gross yield (asking)

6.8%

True gross yield (all-in)

6.1%

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.

$4.2M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$912K
+22%
Rental Income
+$134K
Total Position
$1.0M
+40%
6.9%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$290K
Total Position
$1.4M
+87%
6.4%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$679K
Total Position
$2.3M
+210%
5.8%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.2M
Total Position
$3.6M
+385%
5.4%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.4% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$269 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
76 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $269 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.4% 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

32% occ.
2.8%
$1,877/mo
42% occ.
3.7%
$2,501/mo
52% occ.
4.6%
$3,124/mo
current
62% occ.
5.5%
$3,747/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.