T2 flat in Avenida 5 de Outubro, Marina, Olhão
T2 flat in Avenida 5 de Outubro, Marina, Olhão — image 2T2 flat in Avenida 5 de Outubro, Marina, Olhão — image 3T2 flat in Avenida 5 de Outubro, Marina, Olhão — image 4T2 flat in Avenida 5 de Outubro, Marina, Olhão — image 5
Grade Bapartmentluxury

T2 flat in Avenida 5 de Outubro, Marina, Olhão

Olhão · Eastern Algarve ·

€550,000

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 18% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €39,135/yr
Average Daily Rate: €231
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 28.9 years
5-yr Capital Value: €637,601
10-yr Capital Value: €739,154
Brixfox Score: 62.7 / 100
Comparable Properties: 56
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.

€635,680

+15.6% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€635,680

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.2%

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: 2
Building: 129 m²
Style: contemporary
Condition: excellent
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and kitchen areamodern pendant lightingaccent wall in living area

Score Breakdown

ROI
13.11
Visual Appeal
13.6
Ownership Security
13
Location
7.8
Land & Space
4.58
Rental Demand
4.65
Payback Speed
2
STR Suitability
4

Description

We present an elegant 1+1 bedroom flat inserted in a modern and prestigious condominium, located on the 3rd floor and with a pleasant view over the Ria Formosa. This property is distinguished by the quality of the finishes, the natural light and the functional organisation of the spaces, providing a comfortable and so

Location

📍 37.0233°N, 7.8462°W

· Olhão, Algarve, Portugal

View on Algarve Exclusif →Also on Idealista.pt
T2 flat in Avenida 5 de Outubro, Marina, Olhão
Idealista.pt
Source verified

T2 flat in Avenida 5 de Outubro, Marina, Olhão

Olhão · Eastern Algarve · Freehold · Ref BF-3121
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
129 m²
True net yield
3.5%
≈ $3,383/mo net after costs & tax
Brixfox Score 63 · B

Property details

Energy: A
Condition: excellent

Description

We present an elegant 1+1 bedroom flat inserted in a modern and prestigious condominium, located on the 3rd floor and with a pleasant view over the Ria Formosa. This property is distinguished by the quality of the finishes, the natural light and the functional organisation of the spaces, providing a comfortable and so

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Customize your projections
Nightly Rate (ADR)
$332/night
50% ($153)Brixfox estimate($332/night)200% ($610)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$27,112
Airbnb data$332/night · 47% occupancy
Rental income
$332/night · 47% occ.
$52,138
Running costs (20%)
Utilities, cleaning, maintenance
-$10,428
Income tax (10%)
Indonesian rental income tax
-$14,599
Property tax
Annual property tax
-$0
Net income
4.5% ROI
$27,112

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

3.5%

on all-in cost of $665,668

Scenario
Pre-tax
After-tax
Owner-managed
6.1%
5.4%
Fully-managed
4.2%
3.5%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

7.8%

Annual Revenue

$52,138

Income Tax / yr

$4,562

Payback

29 yrs

True All-In Cost
Asking price$597,826
IMT — transfer tax (non-resident 7.5%)$44,837
Stamp duty (0.8%)$4,783
Notary + registry$2,174
Legal$7,353
Furnishing + STR launch$8,696
All-in cost$665,668

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.4M$2.6M$1.7M$854K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 18: 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
$669K
+22%
Rental Income
+$132K
Total Position
$802K
+46%
7.8%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$286K
Total Position
$1.1M
+100%
7.2%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$670K
Total Position
$1.9M
+241%
6.3%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.2M
Total Position
$3.0M
+440%
5.8%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$305 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 $305 — 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 4.5% 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

30% occ.
4.3%
$2,119/mo
40% occ.
5.7%
$2,825/mo
47% occ.
6.6%
$3,285/mo
current
57% occ.
8.0%
$3,991/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$597,826
3.5%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.