T2 flat in Rua Gil Eanes, Baixa, Olhão
T2 flat in Rua Gil Eanes, Baixa, Olhão — image 2T2 flat in Rua Gil Eanes, Baixa, Olhão — image 3T2 flat in Rua Gil Eanes, Baixa, Olhão — image 4T2 flat in Rua Gil Eanes, Baixa, Olhão — image 5
Grade Bapartmentbudget

T2 flat in Rua Gil Eanes, Baixa, Olhão

Olhão · Eastern Algarve ·

€257,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €16,355/yr
Average Daily Rate: €101
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 19.3 years
5-yr Capital Value: €337,694
10-yr Capital Value: €410,857
Brixfox Score: 56.5 / 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.

€320,448

+24.7% over asking

Asking price€257,000
IMT — Property transfer tax (investment schedule)€8,987
IS — Stamp duty (0.8%)€2,056
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,855
Total acquisition costs€16,148
Renovation (est. €350/m² × 87 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€30,450
(€21,750–€39,150)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€320,448

Gross yield (asking price)

6.4%

True gross yield (all-in)

5.1%

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: 2
Bathrooms: 1
Building: 87 m²
Style: dated
Condition: fair
Year Built: 1984
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.75
Visual Appeal
6.8
Ownership Security
13
Location
7.8
Land & Space
3.74
Rental Demand
4.45
Payback Speed
2
STR Suitability
3

Description

PROPERTY LEASED UNTIL MAY 2026 Discover this charming 2 bedroom flat with a total area of 87 m², located in the heart of Olhão, in the district of Faro. Located on the 3rd floor of a building with a lift, this property is perfect for those looking for comfort and convenience. The proximity to the area of commerce, ser

Location

📍 37.0270°N, 7.8388°W

· Olhão, Algarve, Portugal

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Idealista.pt
Olhão / Eastern Algarve

T2 flat in Rua Gil Eanes, Baixa, Olhão

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

Grade B investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$48K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$1,000/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
23.3 yr
Rental only

Property details

Year built: 1984
Energy: C
Condition: fair

Description

PROPERTY LEASED UNTIL MAY 2026 Discover this charming 2 bedroom flat with a total area of 87 m², located in the heart of Olhão, in the district of Faro. Located on the 3rd floor of a building with a lift, this property is perfect for those looking for comfort and convenience. The proximity to the area of commerce, ser

Income Breakdown

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Nightly Rate (ADR)
$148/night
50% ($68)Brixfox estimate($148/night)200% ($272)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$11,999
Airbnb data$148/night · 44% occupancy
Rental income
$148/night · 44% occ.
$24,015
Running costs (20%)
Utilities, cleaning, maintenance
-$4,803
Income tax (10%)
Indonesian rental income tax
-$6,724
Property tax
Annual property tax
-$489
Net income
4.3% ROI
$11,999

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$279,348
IMT (transfer tax, investment schedule)$9,768
Imposto de Selo (stamp duty)$2,235
Notary & registration$1,359
Legal / due diligence$4,190
Total acquisition costs$17,552
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$33,098
($23,641–$42,554)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$348,313

Gross yield (asking)

8.6%

True gross yield (all-in)

6.9%

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.

$1.6M$1.2M$781K$391K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $257K
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 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$313K
+22%
Rental Income
+$59K
Total Position
$371K
+44%
7.6%/yr
Year 10
Capital Value
$380K
+48%
Rental Income
+$127K
Total Position
$507K
+97%
7.0%/yr
Year 20
Capital Value
$563K
+119%
Rental Income
+$297K
Total Position
$860K
+235%
6.2%/yr
Year 30
Capital Value
$834K
+224%
Rental Income
+$525K
Total Position
$1.4M
+429%
5.7%/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
4.3% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$136 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 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
Yield of 4.3% 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.
3.9%
$905/mo
40% occ.
5.2%
$1,220/mo
44% occ.
5.8%
$1,360/mo
current
54% occ.
7.2%
$1,675/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.